Me and my partner are hoping to buy a 2 bedroom flat in Thames View with a mortgage. We like our Thames View solicitor, however the bank says she’s not on their "panel". It seems we have little choice but to select one of the lender panel conveyancing practices or retain our Thames View property lawyer and pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Thames View conveyancing lawyer to apply to be on the conveyancing panel.
I am planning to acquire a flat and need a conveyancing solicitor in Thames View who is on the Barnsley Building Society conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as Thames View. We dont recommend any particular firm.
four months have elapsed following my purchase conveyancing in Thames View concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one close by in Thames View I like with a park and station in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Thames View for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage that many years will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
What advice can you give us when it comes to appointing a Thames View conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Thames View conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Thames View conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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Can they put you in touch with clients in Thames View who can give a testimonial? What are the legal fees for lease extension conveyancing?
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Thames View. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We are happy to put you in touch with a Thames View conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Thames View property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The unexpired residue of the current lease was 61.36 years.
My step-mother purchased her house in Thames View in 2006. She has since got married, widowed and is now married again. She intends to market the house next spring. I suspect that she will just be need to supply copies of the marriage papers to the lawyer but she is anxious it could hold up the sale of the property. Should she appoint a conveyancing practitioner to update the Land Registry details for the property?
You are not required to bring up to date the register as long as you have the proof needed to show how the name change occurred.
Any purchaser’s property lawyer will check the title entries and ask for evidence to prove the name change for instance marriage documentation.