Can I use your services to find a Conveyancing solicitor in Herne Hill even if I’m not purchasing or selling a house, for example where I wish to buy a shop in Herne Hill with a loan from Virgin Money?
The service is predominantly utilised to find residential conveyancing solicitors in Herne Hill but we have recorded at the end of this page some Herne Hill commercial conveyancing firms. You should make contact with the firm directly to check if they can also act for Virgin Money
Please explain the implications if my lawyer’s firm is suspended from the Skipton Solicitor panel ahead of completing my conveyancing in Herne Hill?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
How does conveyancing in Herne Hill differ for new build properties?
Most buyers of new build premises in Herne Hill approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Herne Hill tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Herne Hill or who has acted in the same development.
I am looking for a leasehold apartment up to £195,000 and found one near me in Herne Hill I like with amenity areas and station in the vicinity, however it only has 49 remaining years left on the lease. There is not much else in Herne Hill suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
Due to complete next month on a leasehold property in Herne Hill. Conveyancing solicitors have said that they are sending me a report tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Herne Hill should include some of the following:
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Repair and maintenance of the property Defining your legal entitlements in relation to common areas in the block.By way of example, does the lease grant a right of way over an accessway or staircase? Information as to the provision in the lease to pay service charges - in respect of the block, and the more general rights a lessee enjoys Who has the liability to repair and maintain the building. It is essential that you know which party is duty bound to repair and maintenance of all parts of the block and estate
My wife and I have hit a brick wall in trying to purchase the freehold in Herne Hill. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to decide the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Herne Hill flat is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case affected 3 flats. The unexpired term was 72.58 years.
Why can't I complete my conveyancing in Herne Hill on a bank holiday?
Because on completion the money needs to be transferred electronically between the banks of the buyer and seller's solicitor and at present this can only happen on a business day. So you can't complete on a weekend either.