I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to instruct a Patcham based conveyancing firm?
Do check but the the likelihood is that appoint one of their panel conveyancers where you take up the "fee-free" deal. Speak to the bank to check if they offer you a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Patcham.
We are buying a house in Patcham. It might be a silly question but how we can trust a lawyer? At some point we will need to send money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I happen to be the sole recipient of my late mum's will and I have everything in my name now, including the my former home in Patcham. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in April. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this requirement is primarily there to identify subsales or the flipping of property.
Is it the case that all Patcham CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
Just had an offer accepted on a new build flat in Patcham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Patcham
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants.
Should I instruct a Patcham conveyancing solicitor based in the vicinity that I am buying? I have an old university friend who can deal with the legal formalities but his firm is located 400miles drive away.
The primary upside of using a high street Patcham conveyancing firm is that you can visit the firm to execute paperwork, present your identification documents and apply pressure on them if necessary. Having local Patcham know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were content that should surpass using an unknown Patcham conveyancing lawyer solely due to them being Patcham based.
Can you provide any advice for leasehold conveyancing in Patcham with the aim of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Patcham can be bypassed where you instruct lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information needed by the purchasers’ solicitors. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. Some Patcham leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. Many landlords or Management Companies in Patcham levy fees for supplying management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Patcham.
Patcham Leasehold Conveyancing - A selection of Queries Prior to buying
Who takes responsibility for maintaining and repairing the block? How many of the leaseholders are in arrears for their service charge payments? The best form of lease structure is a share of the freehold. In this scenario the lessees benefit from being in charge if their destiny and although a managing agent is often retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.