My wife and I are due to complete buying a house in Crofton Park but as a result of wreckage from the recent storms I have managed to agree reparation from the seller of three thousand pounds by way of a deduction in the price. This was going to be addressed as part of a side agreement but Nottingham will not agree to this. Should they have been approached?
The conveyancer being on the Nottingham approved list is required to advise Nottingham of any amendments to the sale price. If you prohibit your lawyer to report the price change to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new property lawyer for your conveyancing in Crofton Park.
When reading online forums for an affordable lawyer in Crofton Park, many post that I must use a CQS assured solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Crofton Park is one of the numerous areas of the UK where there are Accredited solicitors.
We were going to get a OIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Crofton Park solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Crofton Park solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Crofton Park lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
About to purchase flat in Crofton Park. 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 Skipton 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 Crofton Park solicitor is on the Skipton conveyancing panel.
I've recently bought a leasehold house in Crofton Park. Do I have any liability for service charges for periods before completion of my purchase?
In a situation 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. It is an essential part 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).
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Crofton Park. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Crofton Park conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Crofton Park residence is Flat b 14 Kemble Road in May 2014. The Tribunal assessed the value of the premium payable for the lease extension to be £9,761 This case related to 1 flat.
My wife and I are acquiring a 2 bedroom flat in Crofton Park. At the point of instructing our conveyancer, they assured us that they were on all mainstream lender panels. Our mortgage broker emailed yesterday to advise that they don't seem to be on the Leeds Building Society approved list. If it turns out to be true, what should we do? Should we just find a different lawyer that is on their panel or do we cover the costs for separate representation, with Leeds Building Society selecting their own preferred conveyancer.
If you are buying a property needing a mortgage it is normal for the buyer’s solicitors to also represent the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to fulfill. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Leeds Building Society to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Leeds Building Society's conveyancing panel and you may continue to use your own Crofton Park solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.