As someone clueless as to the Purley conveyancing process what is your top tip you can impart concerning the home moving process in Purley
You may not hear this from too many lawyers but conveyancing in Purley or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the ownership transfer. E.g., the vendor, property agent and sometimes your lender. Choosing a lawyer for your conveyancing in Purley an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to act in your best interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you should always trust your lawyer ahead of the other parties in the home moving process.
When it comes to lenders such as Clydesdale, do Purley conveyancing practitioners incur a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with RBS. I assume I don't need a Purley solicitor on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being difficult. The Purley solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
three months have elapsed since my purchase conveyancing in Purley took place. 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 premises 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.
What tools are available to identify a Purley solicitor on the Nottingham Building Society conveyancing panel? I have wheels and am happy to travel upto 25miles to meet the solicitor.
You can use the facility on this page. Please choose the lender and your location and you will see a number of Purley conveyancing lawyers locally. We have detailed some Purley conveyancing firms towards the end of this page and you can call them to see if they are on the Nottingham Building Society approved list
I am a negotiator for a reputable estate agent office in Purley where we have witnessed a number of leasehold sales derailed as a result of short leases. I have been given contradictory information from local Purley conveyancing solicitors. Please can you confirm whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Purley conveyancing firm to help?
Most definitely. We are happy to put you in touch with a Purley conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Purley premises is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case affected 6 flats. The unexpired term was 78.32 years.