I am considering applying for a Co-operative mortgage for purchase of a new build (under development) in East Sheen with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?
There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am purchasing a 4 bedroom semi-detached house in East Sheen. The intention is to carry out an extension to the side at the house.Will legal due diligence on the property involve checks to ascertain if these works were previously refused?
Your solicitor will review the registered title as conveyancing in East Sheen will occasionally reveal restrictions in the title documents which prohibit categories of alterations or necessitated the consent of another owner. Some additions need local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Please help - my lawyer advises that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in East Sheen?
The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between Barclays and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
The formalities of my remortgage has taken place for my property in East Sheen. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
How does conveyancing in East Sheen differ for newly converted properties?
Most buyers of new build or newly converted property in East Sheen approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in East Sheen typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in East Sheen or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in East Sheen ahead of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some lenders may not give a mortgage on a flying freehold premises.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in East Sheen. Conveyancing will be smoother if you use a solicitor in East Sheen especially if they are familiar with such properties in East Sheen.
We are 3 weeks into a freehold purchase having been recommend to conveyancers by the local agent to carry out the conveyancing in East Sheen. We are not happy. Could you you assist me in finding new solicitors?
A conveyancer would need to be really bad to suggest changing them. Has your mortgage offer been sent? In the event that it has you need to make them aware of the new conveyancer and get the offer are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company panel to avoid added expenses and complications. That should be your first question of the new conveyancers. Our find a solicitor tool can help you find a bank approved solicitor for your conveyancing in East Sheen
I own a leasehold house in East Sheen. Conveyancing and The Mortgage Works mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in East Sheen who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. You do not need to incur the fees of a East Sheen conveyancing firm to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Notwithstanding our best efforts, we have been unsuccessful in seeking a lease extension in East Sheen. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the price.
An example of a Freehold Enfranchisement case for a East Sheen flat 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 remaining number of years on the lease was 66.25 years.