Is the fact that my conveyancer in Tower Hill is not listed on my lender's solicitor panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Tower Hill conveyancing firm and ask them why they are no longer on the approved list for your bank.
Do banks and building societies provide you with an approved list of Tower Hill conveyancing solicitors? How do you know who is on the RBS conveyancing panel?
Tower Hill conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
I am being advised by my lawyer that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Tower Hill conveyancing?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
Are all Tower Hill Conveyancing Quality Solicitors on the Bank of Ireland conveyancing list of approved solicitors?
Some major lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Intending to buy a maisonette in Tower Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tower Hill solicitor is on the Leeds Building Society conveyancing panel.
I opted to have a survey done on a house in Tower Hill before instructing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some banks tend refuse to give a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Tower Hill. Conveyancing may be slightly more expensive based on your lender's requirements.
I am intending to sublet my leasehold flat in Tower Hill. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Even though your previous Tower Hill conveyancing lawyer is not available you can check your lease to see if you are permitted to let out the property. The accepted inference is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain consent via your landlord or some other party before subletting. The net result is that you cannot sublet in the absence of prior consent. Such consent is not allowed to be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Tower Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the sum to be paid.
An example of a Freehold Enfranchisement decision for a Tower Hill premises is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case affected 41 flats. The number of years remaining on the existing lease(s) was 107 years.
I am purchasing a flat and cash is in place. My conveyancer has been given with two distinct forms of photo ID, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer advising that the money is in order and that it has come from inheritance and not via illegitimate means.
In today’s world you will not be able to complete any Tower Hill conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering laws.