We are planning to acquire a flat and need a conveyancing solicitor in Crystal Palace who is on the Virgin Money solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Crystal Palace.
We're in Crystal Palace, FTBs buying with a mortgage (lender is TSB , and our lawyer is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
The deeds to my house are lost. The conveyancers who conducted the conveyancing in Crystal Palace 4 years ago have long since closed. Will I be able to sell the house?
These day there are duplicates made of almost everything, and your solicitor should be aware precisely where to locate all the relevant documentation so you can purchase or sell your house without a hitch. If copies are not available, your solicitor may be able to put in place insurance or indemnities against future claims on the property.
I'm buying my first flat in Crystal Palace with the aid of help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not to tell my solicitor about the deal as it would adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I am looking at a two apartments in Crystal Palace which have in the region of 50 years remaining on the leases. Will this present a problem?
There are plenty of short leases in Crystal Palace. The lease is a right to use the premises for a period of time. As a lease shortens the marketability of the lease deteriorates and it becomes more expensive to extend the lease. This is why it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We recommend you get professional assistance from a conveyancer and surveyor with experience in this field.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Crystal Palace conveyancing firm to act on my behalf?
You certainly can. We are happy to put you in touch with a Crystal Palace conveyancing firm who can help.
An example of a Lease Extension case 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 was in relation to 1 flat. The remaining number of years on the lease was 72.04 years.
Midway through the sale of a leasehold flat in Crystal Palace. Conveyancing is fine but we are being charged a fortune from the freeholder. So far we have issued a cheque for £225 for a leasehold management information and then a further £134.40 for answers to questions supplied by the buyers conveyancer.
You will not have control over the extent of the charges for this information but the typical costs for the information for Crystal Palace leasehold premises is £360. When it comes to Crystal Palace conveyancing sales it is conventional for the owner to pay for these charges. The landlord or their agents are under no statutory obligation to answer these questions most will agree to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no legislation that mandates capped charges for administrative tasks. There is no prescriptive time limit by which they are obliged to provide the information.