Can the conveyancing solicitors indexed on your site conduct right to buy conveyancing in Strawberry Hill?
We have identified numerous conveyancing conveyancers carrying out right to buy transactions Do e-mail us in order to get a costs illustration.
What happens if my solicitor is expelled from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Strawberry Hill?
First, this is very unlikely to happen. 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 at a cost.
We had appointed solicitors locally in Strawberry Hill on the RBS solicitor panel. They have just invoiced me an additional sum for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. The charge is not dictated by RBS but by your Strawberry Hill conveyancer. Some firms on the RBS panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.
I am expecting a OIP from RBS 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 RBS recommend any Strawberry Hill solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Strawberry Hill solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
Completion of my remortgage has taken place for my property in Strawberry Hill. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
How does conveyancing in Strawberry Hill differ for new build properties?
Most buyers of new build or newly converted property in Strawberry Hill approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Strawberry Hill tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Strawberry Hill or who has acted in the same development.
I work for a reputable estate agency in Strawberry Hill where we have experienced a number of leasehold sales put at risk due to short leases. I have received inconsistent advice from local Strawberry Hill conveyancing firms. Can you confirm whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Strawberry Hill conveyancing firm to act on my behalf?
Absolutely. We can put you in touch with a Strawberry Hill conveyancing firm who can help.
An example of a Lease Extension decision for a Strawberry Hill flat is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case was in relation to 1 flat. The unexpired residue of the current lease was 60.45 years.