Me and my partner are buying a 1 bedroom apartment in Clapham and Salph End with a mortgage. We like our Clapham and Salph End conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Clapham and Salph End property lawyer as well as pay for one of their panel lawyers to represent them. We regard this is unjust; 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 lender’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 Clapham and Salph End conveyancing solicitor to apply to be on the conveyancing panel.
It is is a decade since I purchased my house in Clapham and Salph End. Conveyancing solicitors have just been appointed on the sale but I can't track down my title deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with your lender or they may be archived with the conveyancers who acted in your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Clapham and Salph End involves registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.
The Clapham and Salph End conveyancing lawyers that just started acting on my house acquisition in Clapham and Salph End have suddenly shut down. I chose them because I needed a firm on the HSBC conveyancing panel and my previous Clapham and Salph End lawyer was not. I cut them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
About to purchase a new build apartment in Clapham and Salph End. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Clapham and Salph End
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I need to retain a conveyancing solicitor for sale conveyancing in Clapham and Salph End. I've chance upon a web site which appears to be the perfect answer If it is possible to get all the legals completed via phone that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Back In 2004, I bought a leasehold house in Clapham and Salph End. Conveyancing and The Mortgage Works mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Clapham and Salph End who previously acted has now retired. Any advice?
First contact the Land Registry to make sure that this person is in fact the new freeholder. There is no need to instruct a Clapham and Salph End conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Clapham and Salph End - Sample of Questions you should ask before buying
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It would be prudent to find out as much as you can about the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to every day issues such as the upkeep of the communal areas. Ask prospective neighbours whether they are happy with them. Finally, be sure you understand the dates that you are obliged pay the maintenance charge to the relevant party and precisely what it includes. On the whole the outlay for major works are not incorporated into the service charges, although there some managing agents in Clapham and Salph End ask leaseholders to contribute towards a reserve fund created for the specific purpose of establishing a fund for major repairs or maintenance. The answer will be useful as a) areas can result in problems in the block as the common areas may begin to deteriorate if maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will want to have all the details