My IFA has asked me for my Abridge law firm’s panel reference for the Nationwide conveyancing panel. What is the best way to find this out. I have contacted my local Abridge office but they have not got back to me yet.
The sensible thing to do is ask for this information from your Abridge conveyancing practitioner . Most Abridge conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
As someone clueless as to the Abridge conveyancing process what’s your top tip you can impart for the home moving process in Abridge
Not many law firms or advisers will tell you this but conveyancing in Abridge and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the legal transfer of property. E.g., the vendor, property agent and even potentially your bank. Appointing a solicitor for your conveyancing in Abridge is a critical decision as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to look after your legal interests and to keep you safe.
Every so often a potential adversary may try and sway you that it is in your interests to do things their way. For instance, the selling agent may claim to be assisting by suggesting your conveyancer is slow. Or your financial adviser may advise you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties in the home moving process.
I am planning to move property in October. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in Abridge. Conveyancing firm was chosen before I stumbled across your page.
On the day of completion you will need to pick up the keys from your selling agent however this can only take place when the vendors conveyancers inform the agent that the monies to complete are in and the keys can be handed over. After that you will need to tell the removal men that they can start moving you in. We do not recommend a specific removal company but can help you find a conveyancing in Abridge or a solicitor that specialises in conveyancing in Abridge.
We have agreed to purchase a house in Abridge. One unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Virgin Money your lawyer must check the formal requirements contained in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Virgin Money where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not isolated to Abridge.
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being difficult. The Abridge solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when acquiring a property in Abridge?
Unless a prior purchase of the house took place post 12 October 2013 you may take it that solicitors handling conveyancing in Abridge to continue to advocate a chancel search and or chancel repair liability policy.
Last April I purchased a leasehold house in Abridge. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Having spent months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Abridge. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Abridge conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Abridge property is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 69.26 years.