My property lawyer in Clapham is not on the Accord Mortgages Ltd Conveyancing Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are not on the Accord Mortgages Ltd panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your existing Clapham solicitors but Accord Mortgages Ltd will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the total legal charges and result in frustration.
- Get a new practitioner to to deal with the purchase, not forgetting to check they are on the Accord Mortgages Ltd panel
We are aiming to move house in August. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Clapham. Conveyancing firm was chosen prior to coming across this site.
On the day of completion you can pick up the house keys from your selling agent but this can only take place when the sellers conveyancers inform the agent that they have the completion monies and the keys can be handed over. After that you should advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a residential property solicitor in Clapham or a lawyer with expertise in conveyancing in Clapham.
When it comes to mortgage companies such as RBS, do Clapham conveyancers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being problematic. The Clapham solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just had an offer accepted on a new build apartment in Clapham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Clapham
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Clapham is where the house is located. Can you offer any guidance?
Flying freeholds in Clapham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clapham you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clapham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In surfing the web for the phrase cheap conveyancing in Clapham it reveals numerous conveyancerslocally. How do I determine which is the right conveyancing solicitor for my move?
The ideal method of finding the right conveyancer is through a trusted recommendation, so ask friends and family who have purchased a property in Clapham or a reputable estate agent or financial adviser. Charges for conveyancing in Clapham vary, so it's a good idea to request a minimum of three fee estimates from varying types of property lawyers. Be sure to obtain confirmation that the fees are fixed.
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Clapham. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Clapham ?
The majority of houses in Clapham are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Clapham so you should seriously consider shopping around for a Clapham conveyancing practitioner and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer should advise you fully on all the issues.
We have reached the end of our tether in trying to purchase the freehold in Clapham. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Clapham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Clapham property is 23 Chelsham Road in May 2013. the Tribunal found that the sum of £13,870.00 was payable for the freehold following a vestig order having been granted by Swansea County Court dated 1st March 2013 This case affected 3 flats. The unexpired term was 99 years.