Can I use your services to locate a Conveyancing solicitor in Crystal Palace even where I’m not purchasing or disposing of a house, for example where I intend to buy a shop in Crystal Palace with a loan from Barnsley Building Society?
Our search tool is predominantly utilised to select residential conveyancing solicitors in Crystal Palace but we have recorded towards the bottom of this page some Crystal Palace commercial conveyancing firms. You should enquire with the company directly to check if they are also authorised to represent Barnsley Building Society
My fiance and I wish to acquire a 1 bedroom apartment in Crystal Palace with a residential mortgage from Accord Mortgages Ltd.We have a Crystal Palace conveyancing lawyer but Accord Mortgages Ltd says her practice is not listed on their "panel". It seems we have no choice but to instruct a Accord Mortgages Ltd panel lawyer or keep our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Accord Mortgages Ltd use our lawyer?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, a common one being that lawyers will be on the Accord Mortgages Ltd solicitor panel. Until recently, most lenders had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for Accord Mortgages Ltd
I have been on the look out for a flat up to £245,000 and identified one close by in Crystal Palace I like with open areas and station nearby, the downside is that it's only got 61 years on the lease. There is not much else in Crystal Palace suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
My husband and I are 17 days into a freehold purchase having been recommend to a firm by the estate agent to do our conveyancing in Crystal Palace. I am not happy. Could you help me find new solicitors?
A solicitor would need to be really bad in order to consider replacing them. Has your mortgage been issued? If so you will need to make them aware of the new contact details and get the mortgage documents are re-sent. The solicitor ideally should be on the mortgage company approved list to avoid escalating costs and delays. That should be your first question of the new lawyers. The find a solicitor tool should help you find a lender approved lawyer for your home move in Crystal Palace
Last August I purchased a leasehold house in Crystal Palace. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Crystal Palace conveyancing firm to help?
Most definitely. We can put you in touch with a Crystal Palace conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Crystal Palace premises is Flat 1 4 Border Crescent in March 2012. the Tribunal decided that the sum payable by the Applicants to the Respondent in respect of the new lease for the subject property should be £11,616.00 (ElevenThousand and Six Hundred and Sixteen Pounds) This case affected 1 flat. The remaining number of years on the lease was 72.04 years.
How much should conveyancing in Crystal Palace cost?
Almost all Crystal Palace conveyancing firms will agree to a standard fee. If further work become due during the conveyancing your property lawyer should inform you in writing of any supplemental fees for such work immediately it becomes foreseeable. Some practices may agree not to charge a fee if a transaction does not go ahead, others will levy an bill for a percentage of the agreed costs, depending on the stage at which the transaction falls through.
It may be helpful for you to ask various practices to provide you a quotation.