My wife and I have recently appointed a conveyancing solicitor in Iver. I I would like to check if they are accepted on the Bank of Ireland approved list of lawyers. Can you help?
The first thing to do is call your conveyancer and ask them if they can act for the lender. Otherwise you should call Bank of Ireland who may be able to assist.
Is it the case that all Iver CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
Some major lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
Is it the case that all Iver solicitor practices on the Lloyds conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.
How can we know in advance if a Iver conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Iver obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your transaction.
Are there restrictive covenants that are commonly picked up during conveyancing in Iver?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Iver. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My husband and I are first time buyers - agreed a price, yet the estate agent told us that the owners will only go ahead if we use the agent's preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a local conveyancer who is familiar with conveyancing in Iver
We suspect that the owner is not behind this demand. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Speak to the vendors direct and make sure they comprehend that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your own,trusted Iver conveyancing solicitors - rather thanthose that will earn their negotiator at the agency a commission or hit his conveyancing targets pre-set by head office.
I’m about to sell my basement flat in Iver. Conveyancing is yet to be initiated, but I have just received a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as you normally would given that all ground rent and service invoices should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have had difficulty in trying to purchase the freehold in Iver. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price.
An example of a Freehold Enfranchisement matter before the tribunal for a Iver property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case was in relation to 2 flats. The unexpired term was 69 years.