Am I correct in assuming that the fact that my solicitor in Cotham is not identified on my lender's solicitor panel that there is a problem with the quality of his work?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Cotham conveyancing practice and enquire why they are no longer on the approved list for your bank.
I purchased a freehold residence in Cotham but still pay rent, why is this and what is this?
It is rare for properties in Cotham and has limited impact for conveyancing in Cotham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
We are aiming to move house in February. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Cotham. Conveyancing lawyer was chosen prior to coming across your website.
On the day of completion you can pick up the keys from your estate agent however this should only happen once the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can advise the removal men that they can start moving you in. We do not recommend a particular removal organisation but can help you locate a residential property solicitor in Cotham or a solicitor that specialises in conveyancing in Cotham.
Is it correct that all Cotham CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
Some major banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
After much negotiation I have agreed a price on an apartment in Cotham. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £150. A few days later, the solicitor called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Completion is due on our sale of a £325,000 garden flat in Cotham next week. The managing agents has quoted £360 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Cotham?
For the majority of leasehold sales in Cotham conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering conveyancing due diligence enquiries
Where consent is required before sale in Cotham
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Cotham - A selection of Questions you should consider before buying
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This question is useful as a) areas can result in problems in the block as the communal areas may begin to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the running of the building you will wish to know about it It would be sensible to find out if the the lease contains any unreasonable restrictions in the lease. By way of example it is fairly common in Cotham leases that pets are not allowed in certain buildings in Cotham. If you love the flatin Cotham however your cat is not allowed to make the move with you then you will be presented with a hard choice. Most Cotham leasehold apartments will incur a service bill for maintenance of the block invoiced on behalf of the freeholder. Should you buy the apartment you will have to pay this liability, usually periodically accross the year. This may vary from several hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent for you to pay annual, this is usually not a exorbitant sum, say around £25-£75 but you need to check it because occasionally it can be surprisingly expensive.
Is it true that a Cotham conveyancing solicitor taken to court by a client for failing to conduct the appropriate conveyancing searches?
We are not aware of such a Cotham conveyancing claim but according to a recent report, a couple purchasing a home elsewhere in England successfully won a case against their conveyancer as a consequence of development permission to erect a wind farm not being identified in conveyancing searches.
If you are buying in Cotham It is important that your solicitor purchase all Cotham conveyancing searches necessary to ensure you have relevant and up to date information ahead of buying a home in Cotham.