My husband and I are purchasing a 1 bedroom apartment in Campden Hill with a mortgage. We have a Campden Hill conveyancer, but the bank advise he's not on their "panel". It seems we have no choice but to appoint one of the bank panel conveyancing practices or continue with our Campden Hill property lawyer and pay for one of their panel lawyers to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Campden Hill conveyancing lawyer to apply to be on the conveyancing panel.
Do the Building Society Association intend to launch a searchable register to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for example in Campden Hill?
We are not aware of any plans on the part of the BSA to promote such a search facility.
My wife and I are close to exchanging contracts on the sale of our home in Campden Hill and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Campden Hill lawyer would know that there is no such problem. It does beg the question why the purchasers instructed an online conveyancing practice as opposed to a conveyancing solicitor in Campden Hill. Having lived in Campden Hill for many years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified as part of conveyancing in Campden Hill?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Campden Hill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
What makes your site different to other online quote calculators when it comes to conveyancing in Campden Hill?
At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Campden Hill. Unlike many estate agents and brokerage sites we do not have kick-back arrangements with solicitors. Many agents and online brokers 'recommend' solicitors that pays the most per referral, as opposed to the best value conveyancing in Campden Hill
I would like to sublet my leasehold flat in Campden Hill. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
A small minority of properties in Campden Hill do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Campden Hill conveyancing firm to act on my behalf?
Where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to determine the premium.
An example of a Lease Extension decision for a Campden Hill flat is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case affected 1 flat. The unexpired lease term was 37.79 years.