I am not in a position to travel far from West Hill. Please explain the reason why all West Hill lawyers are not on all lender panels?
Lenders point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in mortgage companies removing less reputable firms off their panel of approved lawyers .
Having sold my house in West Hill last January but our buyer keeps calling me to moan that his conveyancer needs to hear from mylawyer. What should have happened now that I have sold?
Following your house sale your solicitor is duty bound to forward the transfer deeds and all additional paperwork to the purchaser's lawyers. If applicable, your lawyer should also send confirmation that the legal charge in favour of the lender has been repaid to the buyers lawyers. There are no post completion formalities just for conveyancing in West Hill.
We are downsizing from our house in West Hill and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in West Hill. Having lived in West Hill for three years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. West Hill is where the house is located. What do you suggest?
Flying freeholds in West Hill are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Hill you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Hill may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I've recently bought a leasehold property in West Hill. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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 am the proprietor of a two-bedroom flat in West Hill. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a West Hill conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a West Hill flat is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case was in relation to 7 flats. The remaining number of years on the lease was 75.88 years.