How up to date is your database of Riddlesdown solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Riddlesdown conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
The Riddlesdown conveyancing solicitors that I recently instructed on my purchase in Riddlesdown have suddenly closed. I only went with them because I had to have a lawyer on the Principality conveyancing panel and my preferred Riddlesdown lawyer was not. I cut them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Riddlesdown?
There are many registered licenced Conveyancers in Riddlesdown and Solicitor firms in Riddlesdown who can help with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I am due to move home in September. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Riddlesdown. Conveyancing firm was found before I stumbled across your site.
On the day of completion you can collect the house keys from the property agent but this can only happen after the previous owners lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. You should tell the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can assist you in locating a residential property solicitor in Riddlesdown or a lawyer with expertise in conveyancing in Riddlesdown.
is it true that all Riddlesdown conveyancing solicitors on the Lloyds conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.
4 months have gone by following my purchase conveyancing in Riddlesdown took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Estate agents have just been given the go-ahead to market my ground floor apartment in Riddlesdown. Conveyancing has not commenced, however I have recently received a yearly service charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as usual because all ground rent and service payments will be allotted on completion, so you should recover the relevant percentage by the purchaser 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 Riddlesdown. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to arrive at the price payable.
An example of a Freehold Enfranchisement case for a Riddlesdown flat is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case was in relation to 6 flats. The unexpired residue of the current lease was 78.32 years.