My brother and I have recently purchased a property in Anerley. We have noticed several issues with the house which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been conducted for conveyancing in Anerley?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Anerley. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the process, a seller answers a form known as a Seller’s Property Information Form. If the information provided is incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Anerley.
We are selling our flat in Anerley. Does the conveyancer need to be on the UBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
I am planning to move home in November. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Anerley. Conveyancing firm was chosen before I stumbled across this page.
On the afternoon of completion you will need to collect the keys from the estate agent however this can only take place when the vendors lawyers advise the agent that they have the completion monies and the keys can be passed over. After that you should tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can help you locate a residential property solicitor in Anerley or a lawyer with expertise in conveyancing in Anerley.
We previously chose conveyancers based in Anerley on the RBS solicitor approved list. They have just invoiced me a separate fee for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee set by RBS?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. The charge is not dictated by RBS but by your Anerley conveyancing practitioner. Numerous firms on the RBS panel will charge ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Santander. I assume I don't need a Anerley lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
My colleague recommended that where I am buying in Anerley I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Anerley conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Anerley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Anerley Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Anerley.
Can you offer any advice when it comes to choosing a Anerley conveyancing firm to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Anerley conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Anerley conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
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How familiar is the practice with lease extension legislation?
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Anerley conveyancing firm to represent me?
Most definitely. We are happy to put you in touch with a Anerley conveyancing firm who can help.
An example of a Lease Extension decision for a Anerley flat is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The unexpired lease term was 26.38 years.
What are the differing property law services that Anerley conveyancing organisations manage?
By and large Anerley conveyancing organisations manage to supply a broad sphere of assistance to home and land owners, sellers, investors, landlords and leaseholders such as:
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Residential sale conveyancing in Anerley or throughout the rest of the country
Domestic purchase conveyancing in Anerley and nationwide
Shariah Compliant Islamic Conveyancing Attending to first registration Key worker schemes Equity transfer between partners and families