I am nearing exchange of contracts for my maisonette in Esher and Claygate and the EA has just telephoned to advise that the purchasers are appointing a new law firm. The reason given is that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named mortgage company only engage with specific law firms rather the firm that they want to appoint for their conveyancing in Esher and Claygate ?
Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
How up to date is your database of Esher and Claygate solicitors on the Clydesdale conveyancing panel? Do Clydesdale send you an updated list?
Esher and Claygate conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
I need some fast conveyancing in Esher and Claygate as I am under pressure to sign on the dotted line inside 3 weeks. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are not getting a mortgage you have the choice not to do searches although no conveyancer would advise that you don't. With plenty of history conveyancing in Esher and Claygate the following are instances of issues that can be revealed and therefore affect future saleability: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...
The estate agent has sent us the confirmation of our purchase of a new build apartment in Esher and Claygate. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Esher and Claygate
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.
I need to instruct a conveyancing practitioner in Esher and Claygate for my remortgage. Is it possible to check a solicitor's record with the legal regulator?
Members of the public can find documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training reasons.
Estate agents have just been given the go-ahead to market my 2 bed flat in Esher and Claygate. Conveyancing solicitors are to be appointed soon, however I have just had a quarterly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as usual as all ground rent and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a second floor flat in Esher and Claygate. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Most certainly. We can put you in touch with a Esher and Claygate conveyancing firm who can help.
An example of a Lease Extension decision for a Esher and Claygate premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.