I am not in a position to travel far from Staines. Is there a reason why all Staines solicitors aren't automatically on all lender panels?
Even though it may seem unfair for lenders to restrict who can represent them, from the public’s or lawyer’s point of view, the the contrary view is that lending institutions are becoming ever more anxious and feel it necessary to protect them against illegal activities. As a consequence of this concern banks are limiting their conveyancing panel to a manageable size.
A colleague advised me that where I am buying in Staines I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Staines conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Staines around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Staines Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Staines Education with maps and statistics, Local Amenities and other useful data regarding Staines.
Do I need to be concerned that 3rd parties that I am dealing with are recommending a web based conveyancing firm rather than a High Street Staines conveyancing company?
As with lots of professional services, often input from family and friends can be worth their weight in gold. But there are numerous players in a conveyancing matter; estate agents, financial adviser and banks might all suggest lawyers to select. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the recommendation. You have the right to select your own lawyer. Don't forget that many lenders operate an approved list of law firms you have to use for the mortgage related work in your transaction.
Completion is due on the sale of our £300,000 flat in Staines next week. The management company has quoted £420 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Staines?
Staines conveyancing on leasehold flats usually requires the purchaser’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to do so. They are at liberty to invoice a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is above £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, without which the invoice is technically not due. Reality however dictates that one has little option but to pay whatever is requested of you if you want to sell the property.
I am the leaseholder of a ground floor flat in Staines. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
Where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to decide the price.
An example of a Lease Extension matter before the tribunal for a Staines property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The number of years remaining on the existing lease(s) was 82.93 years.
A conveyancing firm handled my conveyancing in Staines half a dozen years ago and was holding my title documents but has since been shut down – What steps do I now take to retreive them?
Title deeds, as such, are no longer appropriate for the majority of homes in Staines are archived electronically at Land Registry. Where you need to prove ownership or are selling or re-mortgaging your property lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.