Is the fact that my conveyancer in Toton is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Toton conveyancing firm and ask them why they are no longer on the approved list for your lender.
We are a couple about to exchange contracts for a ground floor flat in Toton. We encountered a stumbling block. Our mortgage offer with The Royal Bank of Scotland expires on 6/8/2025 but the sellers are suggesting a completion date of 8/8/2025. Can one extend the loan expiry date?
The best person to address this concern is your conveyancer who will hopefully calculate if he or she is should be discussing with the mortgage broker, seller’s conveyancers, property agents or indeed all parties taking into account what has gone on in your transaction as of today.
If you had a top tip for choosing a conveyancing solicitor in Toton what would it be?
It would be unwise to be swayed by the lowest Toton conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am planning to move property in July. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Toton. Conveyancing lawyer was chosen prior to coming across your site.
On the day of completion you will need to collect the keys from your property agent however this should only occur when the vendors lawyers inform the agent that the monies to complete are in and the keys can be collected. After that you should advise the removal company that they can start moving you in. We are not in a position to suggest a particular removal company but can assist you in finding a residential property solicitor in Toton or a lawyer that specialises in conveyancing in Toton.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Toton building society branch on various occasions and was told they are content with the situation and they would lend. My Toton conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
Your conveyancer has to comply with the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Will my conveyancer be asking questions regarding flooding during the conveyancing in Toton.
The risk of flooding is if increasing concern for lawyers dealing with homes in Toton. There are those who purchase a property in Toton, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a number of checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Toton. The conventional set of property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to determine if the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a buyer could issue a claim for damages resulting from an inaccurate response. The buyer’s conveyancers should also carry out an enviro report. This should disclose if there is any known flood risk. If so, additional inquiries will need to be carried out.
About to purchase a new build flat in Toton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Toton
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
There are only 62 years remaining on my flat in Toton. I am keen to extend my lease but my landlord is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the lessor. On the whole a specialist would be helpful to try and locate and prepare an expert document to be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Toton.
Leasehold Conveyancing in Toton - Examples of Questions you should ask Prior to Purchasing
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Where a Toton lease has fewer than eighty years it will impact the salability of the apartment. It is worth checking with your lender that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you will need to own the premises for two years before you are entitled to extend the lease. What is the length of the lease? What is the yearly service fee and ground rent?