We are planning to acquire a flat and need a conveyancing solicitor in Admaston who is on the RBS solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Admaston.
Is it the case that all Admaston solicitor firms on the Coventry BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.
I have paid off my mortgage with RBS. I assume I don't need a Admaston conveyancing practitioner 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
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Admaston bank branch on various occasions and was told they are content with the situation and they would lend. My Admaston conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their specific requirements. Who do I believe?
As long as the solicitor is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I need to find a conveyancing solicitor for sale conveyancing in Admaston. I happened to discover a web site which seems to have the ideal answer If it is possible to get all the legals done via phone that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am employed by a long established estate agency in Admaston where we have witnessed a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have received contradictory information from local Admaston conveyancing firms. Please can you clarify 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 been the owner 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. This means 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 has to be done prior to, or at the same time as completion of the sale.
An alternative approach is 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 buyer.
I purchased a 1st floor flat in Admaston, conveyancing was carried out in 1998. Can you work out an approximate cost of a lease extension? Similar flats in Admaston with a long lease are worth £227,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2091
You have 72 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
The conveyancers carrying out our conveyancing in Admaston has sent documents to review that state the land is unregistered with epitome documents. Surely all properties in Admaston should be registered?
Although most properties in Admaston are now registered with HM Land Registry there are still a few that remain unregistered. Any property in Admaston that has been transferred since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Admaston property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Admaston conveyancing solicitors will be familiar with such matters but where uncertainty prevails the usual proposition presently is for the seller to address the registration formalities first and subsequently deal with the disposal - this will have a domino effect to result in a significant delay.