It may have been a long time coming a mortgage agreement from Santander for the remortgage of my 2 room apartment is expected any day now. Can you recommend a low cost conveyancing practitioner in West Heath?
This site is not designed to assist those in their quest for cut-price fees for conveyancing solicitors in West Heath. Our intention is to offer excellent value conveyancing but we do not work with the cheapest lawyers. Do not be fooled by organisations enticing you with £99 conveyancing in West Heath. Optimistically, in being led by low cost conveyancing, you will end up with what you pay for and at worst it will result in you with a hefty uplift in extras and still not receive the service required.
The West Heath conveyancing firm handling our West Heath conveyancing has discovered a discrepancy between the assumptions in the valuation report and what is revealed within the title deeds. My solicitor has advised that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Please help - my lawyer says that breach of easement insurance is required on my purchase. What is the level of cover for West Heath conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
When it comes to lenders such as RBS, do West Heath property lawyers incur a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Can you point me to a directory of Yorkshire BS panel conveyancers in West Heath on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings viewable on the web. If you are seeking to appoint a West Heath conveyancing practitioner on the Yorkshire BS please use our facility.
It has been 2 months since my purchase conveyancing in West Heath completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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 property 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.
I have been sourcing a conveyancing practitioner in West Heath for my sale. Can I see a solicitor's record with the profession’s regulator?
Anyone can review presented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.
I work for a reputable estate agency in West Heath where we have witnessed a few leasehold sales put at risk due to leases having less than 80 years remaining. I have been given conflicting advice from local West Heath conveyancing solicitors. Could you confirm whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I am the registered owner of a two-bedroom flat in West Heath. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Most certainly. We are happy to put you in touch with a West Heath conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a West Heath flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired residue of the current lease was 76 years.