When it comes to lenders such as Leeds Building Society, do Arundel solicitors have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
is it true that all Arundel solicitor firms on the Lloyds conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.
It is not clear whether my bank requires a lease extension. I have called my Arundel building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Arundel conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook section two provisions for your 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.
The deeds to our house are lost. The solicitors who handled the conveyancing in Arundel 4 years ago have long since closed. What are my options?
Gone are the days when you need to have the physical original deeds to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
I decided to have a survey carried out on a house in Arundel before instructing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some banks may refuse to issue a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Arundel. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Arundel to see if the conveyancing costs will increase in light of this.
I need to instruct a conveyancing lawyer in Arundel for my house move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
Members of the public may search for documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.
I only have Sixty One years left on my flat in Arundel. I now wish to extend my lease but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have used your best endeavours to find the lessor. In some cases a specialist may be helpful to conduct investigations and to produce a report to be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Arundel.
Arundel Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying
What prohibitions are contained in the Arundel Lease? Please note that where the lease has fewer than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your mortgage company that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth finding out what this will be. For most Arundellease extensions you would be required to have been the owner of the premises for 24 months before you are eligible to extend the lease. It would be prudent to discover as much as possible about the company managing the building as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the upkeep of the common parts. Don't be afraid to ask other tenants what they think of their management. Finally, be sure you understand the dates that the service charges are due to the managing agents and precisely what you get for your money.