Am I correct in assuming that the fact that my conveyancer in Esher and Claygate is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible 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. Should you be concerned you should simply call the Esher and Claygate conveyancing practice and enquire why they are no longer on the approved list for your lender.
I am due to exchange on the purchase of a house in Esher and Claygate but as a result of wreckage from a small fire at the property I have managed to agree reparation from the seller of £2k in the form of a deduction in the price. This was going to be dealt with as part of the conveyancing process yet Co-operative are not allowing this. Should they have been approached?
Your solicitor that is on a Co-operative conveyancing panel is duty bound to inform Co-operative of any changes to the purchase price. If you were to refuse your conveyancing practitioner to report the reduction to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new conveyancing practitioner for your conveyancing in Esher and Claygate.
My fiance and I intend to purchase a purpose built apartment in Esher and Claygate with a homeloan from Virgin Money.We use our Esher and Claygate conveyancing lawyer but Virgin Money informed us his firm is not listed on their approved list of member firms. We have to appoint a Virgin Money panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Virgin Money use our lawyer?
Unfortunately,no. The loan offered to you contains various provisions, one of which will be that solicitors will be on the Virgin Money approved list. Until recently, most lenders had large numbers of law firms 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Virgin Money
I am buying my first flat in Esher and Claygate with a loan from Nottingham Building Society. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not disclose to my lawyer about this extras as it may affect my loan with Nottingham Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am downsizing from my property. My previous solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Esher and Claygate if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Esher and Claygate. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I only have 62 years unexpired on my lease in Esher and Claygate. I now wish to extend my lease but my freeholder is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you have used your best endeavours to find the lessor. In some cases a specialist should be helpful to try and locate and to produce a report which can be used as proof that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Esher and Claygate.
I am the leaseholder of a first flat in Esher and Claygate. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
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 property 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 affected 1 flat.