We see that you have a search directory identifying solicitors on the Kent Reliance conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Esher and Claygate?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Esher and Claygate.
My fiance and I wish to acquire a newly converted apartment in Esher and Claygate with a homeloan from HSBC Bank.We use our Esher and Claygate conveyancing solicitor but HSBC Bank informed us his firm is not on their "panel". It seems we have no choice but to instruct a HSBC Bank panel lawyer or keep our preferred solicitor and fork out for a HSBC Bank panel lawyer to represent them. This seems very unfair; Can we not simply insist that HSBC Bank use our lawyer?
Unfortunately,no. The home loan issued to you contains various provisions, a common one being that conveyancers must be on the HSBC Bank conveyancing panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for HSBC Bank
When it comes to lenders such as Nottingham, do Esher and Claygate conveyancers face a fee to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We expect to receive a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Esher and Claygate solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Esher and Claygate solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
My wife and I are in the throws of looking at apartments in Esher and Claygate and I am now considering a potential offer. Should I already have a lawyer appointed at this point? I will be getting a mortgage with Barclays.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
I opted to have a survey done on a house in Esher and Claygate prior to appointing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies tend not grant a mortgage on such a premises.
It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Esher and Claygate. Conveyancing will be smoother if you use a solicitor in Esher and Claygate especially if they regularly deal with such properties in Esher and Claygate.
I would like to sublet my leasehold apartment in Esher and Claygate. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Even though your last Esher and Claygate conveyancing solicitor is not available you can check your lease to see if it allows you to sublet the apartment. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you must seek consent via your landlord or some other party before subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. Such consent should not be unreasonably turned down. If your lease prohibits you from subletting the property you should ask your landlord for their consent.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Esher and Claygate conveyancing firm to help?
if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to arrive at the sum to be paid.
An example of a Lease Extension decision for a Esher and Claygate flat 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 was in relation to 1 flat.
My brother-in-law has suggested I instruct a conveyancing solicitor in Esher and Claygate. I I would like to check if they are on the lender's approved list of lawyers. Could you help?
You should phone your conveyancer and ask them if they are on the bank's panel. Alternatively please get in touch with us and we can investigate and revert. If they are not on the lender panel we can certainly arrange a specialist conveyancing solicitor in Esher and Claygate on the panel for your mortgage company.