I am not in a position to travel far from East Sheen. I would like to know the logic why all East Sheen conveyancing practitioners aren't included on all mortgage company panels?
Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in banks and building societies culling less reputable firms from their panel of approved solicitors .
I require conveyancing for an apartment in a fairly new development (6 years built) in East Sheen. The vast majority the flats are already disposed of. Do I need carry out the neighbourhood searches for my conveyancing in East Sheen?
You are taking a significant risk in not carrying out East Sheen 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 without a mortgage there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that you have them. Where speed and driving down costs are primary concerns you should consider with your lawyer about the options such as contingency insurance available to you
I am the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in East Sheen. The East Sheen property was put into my name in January. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in January. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most banks would take a sensible view as this clause chiefly exists to identify subsales or the wholesaling and assigning of property.
We previously chose conveyancing lawyers locally in East Sheen on the HSBC solicitor approved list. They are now charging me an additional amount for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor is entitled to levy a fee for this. This fee is not set by HSBC but by your East Sheen lawyer. Some firms on the HSBC panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.
We were going to get a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any East Sheen solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint East Sheen solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I am downsizing from my property. My past solicitors have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in East Sheen if that makes a difference.
Do use our search tool to help you find a solicitor for your conveyancing in East Sheen. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
I need to find a conveyancing solicitor for purchase conveyancing in East Sheen. I have chance upon a web site which seems to have the perfect offering If there is a chance to get all the legals done via phone that would be ideal. Do I need to 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?
I am a negotiator for a busy estate agent office in East Sheen where we have experienced a few leasehold sales put at risk due to short leases. I have received inconsistent advice from local East Sheen conveyancing firms. Could you clarify whether the owner of a flat can initiate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
We have reached the end of our tether in trying to purchase the freehold in East Sheen. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a East Sheen conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a East Sheen residence is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case related to 3 flats. The unexpired lease term was 66.25 years.