My husband and I are looking to buy a house in Caterham and are in fact using a Caterham conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Britannia have this morning contacted us to advise us that they have now hit a problem as our Caterham lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Caterham lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
I require conveyancing for a flat in a relatively new development (6 years old) in Caterham. The vast majority the appartments are already occupied. Do I need carry out the local searches for my conveyancing in Caterham?
You would be opening yourself up to an unnecessary risk in failing carrying out Caterham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that your solicitor conducts them. If time pressures and driving down costs are primary concerns you should consider with your solicitor about the viability of search insurance
We see that you have a search directory listing firms on the Kent Reliance conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Caterham?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Caterham.
We are planning on selling our property in Caterham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in Caterham. We have lived in Caterham for 4 years we know of no issue. Should we get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer 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 illness)
In my capacity as executor for the estate of my uncle I am disposing of a property in Neath but reside in Caterham. My solicitor (who is 300 kilometers from meneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Caterham who can attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Caterham
Expecting to exchange soon on a studio apartment in Caterham. Conveyancing lawyers assured me that they report fully on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Caterham should include some of the following:
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The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Advice concerning the obligations in the lease to pay service charges - with regard to both the building, and the wider rights a tenant enjoys if lease caters for for a reserve fund for major repairs? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Specifying your legal entitlements in respect of the communal areas in the block.By way of example, does the lease contain a right of way over an accessway or hallways?
Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Caterham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Caterham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Caterham residence 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 was in relation to 3 flats. The unexpired term as at the valuation date was 75 years.