Am I correct in assuming that the fact that my conveyancer in Earley is not listed on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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 solicitor 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 Earley conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I just acquired a property at auction in Earley. Conveyancing is required. What is next?
Now that you have exchanged you will need to hire the services of a conveyancing practitioner as a matter of urgency as you will have a pending a drop dead date to complete the deal. All auction property should have a corresponding auction set of papers. This should include evidence of title and search results. If you have purchased leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in place to complete on the date specified in the contract.
We had instructed conveyancers locally in Earley on the RBS solicitor panel. They have just billed me an additional fee for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. This charge is not dictated by RBS but by your Earley lawyer. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee but some practices include it on their overall fee.
I am buying a property in Earley. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
As you are obtaining a mortgage with Aldermore your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Aldermore where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties nationwide and is not limited to Earley.
I have been on the look out for a ground for flat up to £235,500 and identified one close by in Earley I like with open areas and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Earley in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan that many years will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
Jane (my partner) and I may need to rent out our Earley 1st floor flat temporarily due to a career opportunity. We instructed a Earley conveyancing firm in 2004 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?
Even though your last Earley conveyancing solicitor is not around you can check your lease to check if you are permitted to let out the property. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you are obliged to obtain consent via your landlord or some other party prior to subletting. The net result is that you cannot sublet without prior consent. The consent is not allowed to be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.
Earley Leasehold Conveyancing - Examples of Queries Prior to Purchasing
Are there any major works in the near future that will increase the service fees? Best to be warned if window replacement or some other significant cost is coming up that will be shared between the leaseholders and may well dramatically impact the level of the maintenance fees or necessitate a specific invoice. What is the maintenance charge and ground rent on the flat?
Developers have recommended to me a solicitor and I've received an estimate from them. It's nearly three hundred pounds cheaper than my local Earley solicitor. What's the catch?
Builders often have lists of conveyancing practitioners who expedite matters and who know the developer’s paperwork and lawyer. As many developers offer an incentive to choose a preferred conveyancer for this reason, any increased charges can be avoided and a developer won't suggest a conveyancing factory and run the risk of having the transaction delayed when they need an exchange within a tight deadline. The argument for not opting for the suggested lawyer is that they may be reluctant to 'push' your interests at the risk of upsetting the housebuilder. Where you have concerns that this may be the case you should keep with your local Earley solicitor.