Completed the sale of my flat in Carshalton Beeches last October yet the purchaser is telephoning me to moan that his solicitor needs to hear from myconveyancer. What should my lawyer have done following completion?
Following your house sale your lawyer is duty bound to forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Where relevant, your lawyer must also send confirmation that the mortgage has been paid off to the buyers conveyancers. There are no post completion steps peculiar conveyancing in Carshalton Beeches.
My lawyer in Carshalton Beeches has never been on on the Barclays Approved Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Barclays panel?
The limited options available to you here include:
- Carry on with your preferred Carshalton Beeches lawyers but Barclays will need to retain a solicitor on their list of acceptable firms. This will result in additional total legal charges as well as cause frustration.
- Get an alternative practitioner to to deal with the conveyancing, remembering to check they are Barclays approved.
- Try to convince your Barclays solicitor to attempt to join the Barclays panel
I am helping my aunt sell her flat in Carshalton Beeches. Will the conveyancer commission the EPC or should I organise this?
After the abolition of Home Packs, EPC’s was maintained a required part of moving house. An energy assessment should be to hand in advance of the property being put on the market. It is not as aspect of the sale process that conveyancers ordinarily organise. Where you are instructing a Carshalton Beeches conveyancing solicitor they might help arrange EPC’s due to their relationships with reputable local assessors
Is there a list of Co-operative panel conveyancers in Carshalton Beeches on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings available online. Where you are seeking to appoint a Carshalton Beeches conveyancer on the Co-operative please make the most of our tool.
Is it the case that all Carshalton Beeches conveyancing solicitors on the Principality conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Principality conveyancing panel they would need to be overseen by the SRA. Many banks do permit licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.
I am purchasing my first flat in Carshalton Beeches with a mortgage from Barnsley Building Society. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The property agent told me not to tell my lawyer about this extras as it could jeopardize my mortgage with the lender. 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 CML website. CML 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.
Due to the guidance of my in-laws I had a survey completed on a house in Carshalton Beeches prior to instructing solicitors. I have been told that there is a flying freehold element to the house. Our surveyor advised that some lenders may not grant a loan on this type of property.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Carshalton Beeches. Conveyancing may be slightly more expensive based on your lender's requirements.
I work for a reputable estate agency in Carshalton Beeches where we have experienced a number of flat sales derailed as a result of short leases. I have been given conflicting advice from local Carshalton Beeches conveyancing firms. Please can you clarify whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
My wife and I have hit a brick wall in trying to purchase the freehold in Carshalton Beeches. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to determine the premium.
An example of a Freehold Enfranchisement case for a Carshalton Beeches flat is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case related to 3 flats. The unexpired term as at the valuation date was 75 years.