My IFA requires my Elephant and Castle lawyer’ panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have contacted my local Elephant and Castle branch but they don't know it.
Have you tried contacting your Elephant and Castle property lawyer about this?. Most Elephant and Castle conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I am hoping to move into my new home in Elephant and Castle next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not limited to conveyancing in Elephant and Castle.
My Conveyancer in Elephant and Castle has never been on on the Santander Conveyancing Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Santander panel?
The limited options available to you here include:
- Complete the purchase with your existing Elephant and Castle solicitors but Santander will need to instruct a solicitor on their list of acceptable firms. This will result in additional overall legal charges and cause delays.
- Get an alternative solicitor to act in the purchase, obviously checking they are on the Santander panel
The estate agent has sent us the confirmation of our purchase of a new build apartment in Elephant and Castle. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Elephant and Castle
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared.
I am 14 days into a leasehold purchase having been recommend to a firm by the high street agent to perform conveyancing in Elephant and Castle. I am am very frustrated with the level of service. Can you help me find new solicitors?
They would have to be very poor to suggest changing them. Has your mortgage offer been sent? If so you will need to advise them of the new contact details and have the offer are re-issued. Your new solicitor ideally should be on the mortgage company approved list to avoid added fees and delays. So that should be your first question of the new lawyers. The find a solicitor tool can assist you in finding a bank approved conveyancer for your home move in Elephant and Castle
I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Elephant and Castle. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Elephant and Castle ?
The majority of houses in Elephant and Castle are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Elephant and Castle in which case you should be looking for a Elephant and Castle conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your conveyancer will advise you fully on all the issues.
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Elephant and Castle. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to judgment on the price payable.
An example of a Lease Extension decision for a Elephant and Castle premises is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case affected 1 flat. The unexpired term as at the valuation date was 74.77 years.