I can't travel far from Holly Village. Please spell out why all Holly Village conveyancing practitioners aren't automatically on all mortgage company panels?

Lenders ordinarily impose restrictions on either the type or volume of conveyancing solicitors on their panel. Frequent examples of such criteria being that a firm needs to have two or more partners. As well as restricting the type of firm, some banks for instance HSBC made a decision to reduce the number of firms they use to represent them. You should note that building societies have no responsibility for the quality of advice given by any Holly Village conveyancing practitioner on their panel. Mortgage fraud was the key driver in the rationalisation of solicitor panels from 2008 even though there are differing points of view about whether solicitors sat at the center of that fraud. Statistics from HM Land Registry exposes that thousands of conveyancing organisations only transact one or two conveyances a year. Those advocating conveyancing panel pruning ask why conveyancing firms should have the right to remain on a lender panel when it is apparent that property law is not their primary expertise?

I am need of leasehold conveyancing for a flat in a fairly new development (6 years old) in Holly Village. Almost all the flats have already been disposed of. Do I need carry out the local searches as part of conveyancing in Holly Village?

You would be putting yourself at risk in refusing to carrying out Holly Village conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would strongly advise in no uncertain terms that your conveyancer conducts them. If timings and price are primary issues you should discuss with your lawyer about the options such as contingency insurance available to you

I'm spending time viewing flats in Holly Village and I am about to put in an offer. Should I already have a conveyancer appointed at this point? I am planning to take a mortgage with Virgin Money.

It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.

I have paid off my mortgage with Skipton. I assume I don't need a Holly Village solicitor on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

I was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Holly Village is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Holly Village. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Holly Village

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision.

Back In 2003, I bought a leasehold flat in Holly Village. Conveyancing and Bank of Ireland mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Holly Village who previously acted has long since retired. Do I pay?

First make enquiries of HMLR to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Holly Village conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

We have reached the end of our tether in trying to reach an agreement for a lease extension in Holly Village. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most certainly. We are happy to put you in touch with a Holly Village conveyancing firm who can help.

An example of a Lease Extension decision for a Holly Village flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case affected 2 flats. The unexpired term as at the valuation date was 56 years.