Can you vouch for a TSB accepted Downe conveyancing practice who can have us moved in within 28 days? Would it be better to use a high street Downe conveyancer or a web based comparison site?
We would be happy to suggest some excellent Downe conveyancing firms. Another option is to visit the high street in Downe. Go in to two or three firms and ask to speak with a conveyancing solicitor for a fee estimate. Mention your requirements together with your reasons and ask for a commitment on your deadline. Appoint the lawyer that genuine.
Is it the case that all Downe conveyancing solicitors on the UBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the UBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
I'm spending time looking at apartments in Downe and I am now considering a potential offer. Is it best to have a solicitor on ‘stand by’? I will be getting a mortgage with Leeds Building Society.
It would be wise to start 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 contact information on to the estate agent. As you are seeking a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being pedantic. The Downe solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do I need to pay for insurance to address the risk of chancel repairs when acquiring a property in Downe?
Unless a previous purchase of the premises completed post 12 October 2013 you can expect lawyers conducting conveyancing in Downe to continue to suggest a chancel search and or chancel repair liability policy.
I'm buying a new build house in Downe with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of extras instead. The property agent told me not to tell my lawyer about this side-deal as it may impact my loan with Accord Mortgages Ltd. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am downsizing from my home. My former lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Downe if that affects matters.
Do use our search tool to help you choose a solicitor for your conveyancing in Downe. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I own a leasehold flat in Downe. Conveyancing and Barnsley Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Downe who previously acted has now retired. What should I do?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Downe conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Downe. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Downe conveyancing firm who can help.
An example of a Lease Extension decision for a Downe flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired term as at the valuation date was 50.57 years.