Is the fact that my solicitor in Brimsdown is not on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Brimsdown conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We see that you have a search directory identifying solicitors on the Aldermore conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Brimsdown?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Brimsdown.
I am assisting my sister sell her flat in Brimsdown. Does the conveyancing solicitor commission an EPC or should I organise this?
After the abolition of HIPs, energy performance certificates was retained a required component of selling a property. An energy assessment needs to be commissioned in advance of the property being advertised. This is not as aspect of the sale process that lawyers normally organise. If you are using a Brimsdown conveyancing lawyer they may help arrange energy performance certificates due to their relationships with reputable Brimsdown assessors
I recently had an offer agreed on an apartment in Brimsdown. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £225. A couple of days later, the lawyer contacted me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase maisonette in Brimsdown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Brimsdown lawyer is on the Aldermore conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who conducted the conveyancing in Brimsdown 5 years ago have long since closed. What do I do?
Assuming you have a registered title the details of your ownership will be documented by HMLR under a Title Number. It is easy to perform a search at the Land Registry, find your property and order current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
Having had my offer accepted I require leasehold conveyancing in Brimsdown. Before diving in I require certainty as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Brimsdown - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Brimsdown conveyancing firm to assist?
Most certainly. We are happy to put you in touch with a Brimsdown conveyancing firm who can help.
An example of a Vesting Order and Purchase of freehold decision for a Brimsdown residence is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The unexpired term as at the valuation date was 80.01 years.