Am I correct in assuming that the fact that my conveyancer in Hither Green is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Hither Green conveyancing firm and ask them why they are no longer on the approved list for your lender.
When does exchange of contracts happen for domestic conveyancing in Hither Green and do I need to be at the conveyancers office?
If you are local to one of the conveyancing solicitors in Hither Green you are invited in to sign documents. That being said, the firms we recommend offer countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when dealing with you digitally. The executing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the firm to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hither Green)to be in the office at the appropriate time.
I require expedited conveyancing in Hither Green as I am faced with an ultimatum to sign on the dotted line inside one month. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you have the choice not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Hither Green the following are examples of issues that can show up and adversely affect future saleability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Road Schemes,...
The deeds to our home are lost. The solicitors who dealt with the conveyancing in Hither Green 10 years ago are no longer around. What are my next steps?
You no longer need to hold title official documentation to evidence that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Hither Green is where the house is located. Can you shed any light on this issue?
Flying freeholds in Hither Green are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hither Green you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hither Green may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am on look out for some leasehold conveyancing in Hither Green. Before I get started I would like to find out the remaining lease term.
If the lease is registered - and most are in Hither Green - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have given up trying to reach an agreement for a lease extension in Hither Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Hither Green conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Hither Green residence is 18 Handen Road in April 2013. On 26 October 2012 District Judge Zimmels sitting at the Lambeth County Court made a Vesting Order that the Applicants be granted the right to acquire the freehold upon such terms and at such price determined by the LVT. The Tribunal arrived a figure of £39,535 as a valuation for the enfranchisement. This case affected 3 flats. The unexpired lease term was 69.05 years.