Can you clarify what the consequences are if my lawyer’s firm is suspended from the Virgin Money Solicitor panel ahead of completing my conveyancing in Rutland?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My solicitor has informed me that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Rutland?
The appropriate level of defective lease indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such insurances.
I recently had an offer accepted on an apartment in Rutland. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £175. A couple of days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a apartment in Rutland. 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 Kent Reliance 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 Rutland property lawyer is on the Kent Reliance conveyancing panel.
As co-executor for the will of my father I am selling a house in Swansea but live in Rutland. My conveyancer (who is 250 miles awayrequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Rutland to witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Rutland
Completion is due on the sale of our £150,000 maisonette in Rutland on Monday in a week. The freeholder has quoted £348 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Rutland?
Rutland conveyancing on leasehold maisonettes usually requires the purchaser’s conveyancer sending questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be content to do so. They are entitled to charge a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some transactions it exceeds £800. The administration charge required by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration charges, otherwise the charge is not strictly payable. Reality however dictates that you have no option but to pay whatever is demanded if you want to exchange contracts with the buyer.
Rutland Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
It would be prudent to investigate if there is anything that is prohibited in the lease. For instance it is fairly common in Rutland leases that pets are not permitted in certain buildings in Rutland. If you love the flatin Rutland yet your dog is not allowed to make the move with you then you have a very difficult determination. In the main the cost for major works tend not to be included within maintenance charges, albeit that a few managing agents in Rutland ask leaseholders to pay into a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance.
Is there a difference between surveying and conveyancing in Rutland?
Conveyancing - in Rutland or elsewhere - is the legal term given to transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the seller to fix the defects before you complete your move.