We are purchasing a 3 bedroom semi in Surrey Quays. The intention is to convert the garage to an office at the house.Will legal conveyancing on the property include investigations to ascertain if these works are allowed?
Your solicitor should check the deeds as conveyancing in Surrey Quays will on occasion reveal restrictions in the title deeds which prohibit categories of alterations or require the consent of another owner. Many works require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
Is it the case that all Surrey Quays solicitor firms on the Skipton conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Skipton approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
We have a mortgage agreed in principle with Kent Reliance. Surrey Quays conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
There is no definitive answer here. Have Kent Reliance done the survey? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The estate agent has sent us the confirmation of our purchase of a new build flat in Surrey Quays. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Surrey Quays
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I have been recommended by a few selling agents in Surrey Quays to locate a solicitor using your seach tool. Is there a financial upside for Estate Agents to market your lawyers over alternative conveyancing organisations?
We refuse to make any commission for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I have been sourcing a conveyancing lawyer in Surrey Quays for my home move. Can I check a firm’s complaints history with the legal regulator?
You can read presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.
Do you have any top tips for leasehold conveyancing in Surrey Quays with the intention of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Surrey Quays can be avoided where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the buyers’ representatives. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this by asking your solicitors. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the lease term is under 75 years. It is therefore essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Organising a duplicate share certificate is often a lengthy process and slows down many a Surrey Quays conveyancing transaction. If a new share is necessary, do contact the company officers or managing agents (where applicable) for this sooner rather than later. Some Surrey Quays leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. The majority of freeholders or managing agents in Surrey Quays levy fees for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Surrey Quays.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Surrey Quays. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to arrive at the amount due.
An example of a Freehold Enfranchisement case for a Surrey Quays flat is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 101.61 years.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.