Is the fact that my conveyancer in East Sheen is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the East Sheen conveyancing practice and ask them why they are no longer on the approved list for your bank.
We are buying a flat and require a conveyancing solicitor in East Sheen who is on the Virgin Money approved panel. Can you recommend a local conveyancing firm?
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 East Sheen.
My wife and I have recently appointed a conveyancing solicitor in East Sheen. I need to find out if they are accepted on the Leeds Building Society conveyancing panel. Can you advise?
You should call the conveyancer and ask them whether they can act for the lender. Otherwise you should get in touch with Leeds Building Society who may be able to help.
A colleague recommended that where I am buying in East Sheen I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your East Sheen conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about East Sheen around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the East Sheen Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding East Sheen.
Do I need to be wary that estate agents that I am dealing with are recommending a web based conveyancing firm as opposed to a High Street East Sheen conveyancing company?
As is the case with lots of service providers, often suggestions from family and friends can be worth their weight in gold. But there are lots of parties with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all recommend conveyancers to appoint. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You have the discretion to select your preferred lawyer. However, bear in mind that many lenders specify a panel list of solicitors you have to use for the lender aspect of your conveyancing.
Last November I purchased a leasehold house in East Sheen. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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 for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a East Sheen conveyancing firm to act on my behalf?
Most definitely. We can 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 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 unexpired term as at the valuation date was 66.25 years.