We previously chose conveyancers with offices in Manor Park on the RBS solicitor approved list. They are now charging me a further amount for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancer can charge a fee for this. The charge is not set by RBS but by your Manor Park property lawyer. Plenty of firms on the RBS panel will levy ’dealing with mortgage’ fee and others do not.

I have a mortgage with Nottingham for my property in Manor Park. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?

Nottingham must be informed of your intention prior to letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel firm.

About to purchase flat in Manor Park. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Manor Park solicitor is on the Barclays conveyancing panel.

Should commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Manor Park?

Many commercial conveyancing solicitors in Manor Park will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Manor Park. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Manor Park.

For every commercial conveyancing transaction in Manor Park it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Manor Park commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Manor Park.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who handled the conveyancing in Manor Park 10 years ago are no longer around. What are my options?

These day there are copies made of almost everything, and your solicitor will be aware precisely where to locate all the relevant paperwork so you may purchase or sell your property without any difficulty. Where copies can’t be located, your solicitor can arrange cover in the form of insurance or indemnities against possible claims on the property.

Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Manor Park. Can we issue an application to the Residential Property Tribunal Service?

You certainly can. We are happy to put you in touch with a Manor Park conveyancing firm who can help.

An example of a Lease Extension case for a Manor Park property is 240 Strone Road in January 2014. the tribunal held that the price to be paid for the freehold interest was£23,538 of which£13,017 is attributable to the ground floor flat and £10,521 to the
first floor flat. This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 65.5 years.

Are there common problems that you come across in leases for Manor Park properties?

Leasehold conveyancing in Manor Park is not unique. All leases are drafted differently and drafting errors can result in certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Barnsley Building Society, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to withdraw.

Is it necessary during the course of the conveyancing process to have a meeting at the offices of the mortgage company conveyancing panel solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Manor Park as it will be easier to pop in to their offices if necessary.

As opposed to twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Manor Park.