Can I be sure that the Nine Elms conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Nine Elms getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.
Last month we had a mortgage agreed in principle with Nationwide. Nine Elms conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Nationwide?
Some lenders take longer than others. Have Nationwide completed the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am selling my house. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being difficult. The Nine Elms solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do I need to take out insurance to cover chancel repairs when buying a house in Nine Elms?
Unless a previous acquisition of the property took place after 12 October 2013 you could assume that conveyancing practitioners handling conveyancing in Nine Elms to remain recommending a chancel search and or chancel repair liability policy.
How does conveyancing in Nine Elms differ for newly converted properties?
Most buyers of new build residence in Nine Elms come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Nine Elms typically 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 conveyancing solicitors 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 Nine Elms or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in Nine Elms before instructing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some lenders will not give a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Nine Elms. Conveyancing may be slightly more expensive based on your lender's requirements.
In sourcing the world wide web for the phrase cheap conveyancing in Nine Elms it brings up many solicitorsin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for me?
The best method of choosing a suitable conveyancer is via personal recommendation, so seek the opinion of friends and those you trust who have acquired a property in Nine Elms or the local estate agent or financial adviser. Charges for conveyancing in Nine Elms vary, so it's sensible to secure a minimum of four fee calculations from varying types of property lawyers. Dont forget to clarify that the fees are fixed.
I have just appointed agents to market my 2 bed apartment in Nine Elms. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as you normally would given that all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the leaseholder of a ground flat in Nine Elms. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
in cases where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the premium.
An example of a Lease Extension case for a Nine Elms property is 150A Albert Palace Mansions Lurline Gardens in July 2013. The Tribunal determined that the premium payable for the new lease of the subject property was £42,069 This case affected 1 flat. The remaining number of years on the lease was 57.06 years.