My partner and I are hoping to purchase a flat in Ardleigh Green and are in fact using a Ardleigh Green conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Accord Mortgages Ltd have this morning contacted us to advise us that there is now an issue as our Ardleigh Green lawyer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Ardleigh Green solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
My husband and I are only a couple days away from an exchange on a house in Ardleigh Green and my mum and dad have sent the 10% deposit to my conveyancer. I am now advised that as the deposit has been received from someone other than me my property lawyer needs to make a notification to my bank. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the mortgage company about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your solicitor is duty bound to check with lender to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Ardleigh Green. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
Given you intend to refinance then RBS will require that you use a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
Have purchased a a semi-detached house in Ardleigh Green , What is the estimated time for the Land Registry to register the transfer to my name? My Ardleigh Green conveyancing solicitor has been painfully slow, so I want to be sure that my ownership is registered.
As far as conveyancing in Ardleigh Green is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry need to notify any interested persons or bodies. As of today roughly three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration takes place after the buyer is living at the property so 'speed' is not usually top priority but if there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
Estate agents have just been given the go-ahead to market my garden flat in Ardleigh Green. Conveyancing lawyers have not yet been instructed, however I have recently received a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as normal given that all ground rent and service payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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. This will smooth the conveyancing process.
After years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Ardleigh Green. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to calculate the premium.
An example of a Lease Extension case for a Ardleigh Green premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The unexpired residue of the current lease was 57.5 years.