Is it the case that all Bexley CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved practices?
A selection of lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We are getting the release of further monies on our home loan from RBS as we want to carry out improvements to our house in Bexley. Are we obliged to select a nearby Bexley solicitor on the RBS conveyancing panel to handle the paperwork?
RBS do not ordinarily appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Bexley building society branch on numerous occasions and was told they are content with the situation and they would lend. My Bexley conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the solicitor is on the lender approved list, they must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am downsizing from my house. My previous solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Bexley if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Bexley. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
We're novice buyers - had an offer accepted, but the agent has warned us that the seller will only go ahead if we appoint the agent's preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a local conveyancer who is familiar with conveyancing in Bexley
It is unlikely the sellers are behind this. If they desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Bexley conveyancing solicitors - not the ones that will give their negotiator at the agency a referral fee or meet his conveyancing thresholds pre-set by corporate headquarters.
I've recently bought a leasehold house in Bexley. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation 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. 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 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 have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Bexley conveyancing firm to help?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the premium.
An example of a Lease Extension decision for a Bexley premises is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.
What do I do if I am dissatisfied with the solicitor who handled my conveyancing in Bexley?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally matters do not go as planned. However there is recourse if you were not happy with your conveyancing in Bexley. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their regulator. If you remain unhappy you may consider enlisting the help of the Legal Ombudsman.