I can't travel far from Lower Clapton. What is the rationale as to why all Lower Clapton conveyancing practitioners are not on all mortgage company panels?
Lenders normally impose restrictions on either the nature or volume of conveyancing firms on their panel. A common example of such criteria being that a practice needs to have two or more partners. As well as restricting the nature of firm, some building societies made a decision to reduce the size of their panel they use to represent them. You should note that banks have no liability for the quality of advice given by any Lower Clapton solicitor on their approved list. Mortgage fraud was the main trigger for the rationalisation of conveyancing panels a few years ago even though there are contrary thoughts about the extent of solicitor involvement in some of that fraud. Statistics published by HMLR indicates that thousands of conveyancing organisations only carry out less than three conveyances a year. Those advocating conveyancing panel pruning ask why conveyancing firms should have any entitlement to remain on a lender panel when it is apparent that conveyancing is not their primary expertise?
My brother and I have recently bought a house in Lower Clapton. We have since encountered a number of problems with the house which we consider were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted as part of conveyancing in Lower Clapton?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Lower Clapton. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the process, a property owner fills in a questionnaire referred to as a Seller’s Property Information Form. answers proves to be inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Lower Clapton.
My colleague suggested that where I am buying in Lower Clapton I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Lower Clapton conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Lower Clapton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Lower Clapton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Lower Clapton Education with plans and statistics, Local Amenities and other useful information concerning Lower Clapton.
Do I need to be suspicious by third parties that I am dealing with are encouraging me to use a national conveyancing firm rather than a local Lower Clapton conveyancing firm?
As with lots of service providers, often referrals from relatives can be worth their weight in gold. Nevertheless there are many players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may suggest lawyers to use. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the recommendation. You have the discretion to choose your preferred lawyer. You need to be aware that most lenders specify a panel list of solicitors you must use for the lender related work in your conveyancing.
Back In 2004, I bought a leasehold house in Lower Clapton. Conveyancing and Barnsley Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Lower Clapton who acted for me is not around. Do I pay?
First contact the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Lower Clapton conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Lower Clapton conveyancing firm to assist?
Most definitely. We can put you in touch with a Lower Clapton conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Lower Clapton premises is 104 Nightingale Road in May 2009. The Tribunal's Decision is that the premium torbe paid for the enfranchisement in this case is £112,174 This case was in relation to 10 flats. The unexpired term was 71.25 years.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.