I am selling my flat in Staines and the EA has just text me to say that the buyers are changing their solicitor. The reason given is that the bank will only work with property lawyers on their conveyancing panel. Why would a big named lender only engage with specific lawyers rather the firm that they want to select to handle their conveyancing in Staines ?
UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
I am helping my step-mother sell her house in Staines. Does the solicitor commission the energy assessment or should I organise this?
After the abolition of HIPs, energy assessments was maintained a compulsory component of selling a property. An EPC must be to hand in advance of the property being marketed. This is not something that lawyers ordinarily arrange. If you are instructing a Staines conveyancing solicitor they may help arrange EPC’s given their contacts with long established local assessors
I am due to move property in March. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Staines. Conveyancing lawyer was found before I stumbled across your site.
On the day of completion you will need to pick up the keys from the selling agent but this should only be done after the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You should inform the removal company that they can start moving you in. We are not in a position to suggest a specific removal company but can help you choose a residential property solicitor in Staines or a firm with expertise in conveyancing in Staines.
We were going to get a DIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Staines solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Staines solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
Due to the advice of my in-laws I had a survey completed on a property in Staines prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks will not give a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Staines. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are a couple of weeks into a leasehold purchase having been directed to solicitors by the high street agent to execute conveyancing in Staines. I am am very disappointed with the quality of service. Can you you assist me in finding new solicitors?
They would need to be very poor in order to consider changing them. Has the mortgage offer been generated? In the event that it has you will need to make them aware of the new contact details and ensure the loan are re-issued. The solicitor ideally should be on the mortgage company approved list to avoid supplemental fees and delays. That should be your first question of the new solicitors. Our search tool will help you find a bank approved solicitor for your conveyancing in Staines
Last August I purchased a leasehold house in Staines. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a two-bedroom flat in Staines. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to assess the premium.
An example of a Lease Extension case for a Staines premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The remaining number of years on the lease was 82.93 years.