When it comes to lenders such as Clydesdale, do Arkley lawyers face a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Arkley building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Arkley conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the property lawyer is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Arkley solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Arkley postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Arkley.
How easy is it to change solicitor as I have to find a firm on the Accord Mortgages Ltd conveyancing panel. I had appointed a local conveyancing solicitor in Arkley five minutes from me but she is not accepted by Accord Mortgages Ltd
It would be our pleasure to assist you find a conveyancing solicitor in Arkley on the Accord Mortgages Ltd panel. Please note that the law firms that we list do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Arkley. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Arkley.
I am thinking of appointing a conveyancing practitioner in Arkley for my home move. Is it possible to see a firm’s complaints history with the profession’s regulator?
Members of the public can find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.
I've recently bought a leasehold house in Arkley. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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).
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Arkley conveyancing firm to help?
You certainly can. We can put you in touch with a Arkley conveyancing firm who can help.
An example of a Lease Extension case for a Arkley premises is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case affected 1 flat. The unexpired residue of the current lease was 71.73 years.
I require the services of a lender panel solicitor in Arkley. Can you assist?
It is not clear why you need a Arkley panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Arkley are on their panel . If you do find such a firm in Arkley not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site