We are purchasing a house and need a conveyancing solicitor in Nine Elms who is on the Co-operative conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Nine Elms.
I am purchasing a property in Nine Elms. One unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Principality your lawyer must check the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Principality. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Principality where a lease does not meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Nine Elms.
The formalities of my remortgage has taken place for my property in Nine Elms. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
RBS have agreed my home loan in principle, my offer on a property in Nine Elms has been agreed to, what happens next?
The property agent will need to be advised as to your conveyancing practitioner's details (make sure the property lawyers are on the lender’s approved list). Telephone RBS or your financial adviser and finish off any outstanding documentation. RBS will instruct a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes on average a week to receive the mortgage offer. RBS will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Nine Elms.
How does conveyancing in Nine Elms differ for newly converted properties?
Most buyers of new build or newly converted property in Nine Elms approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Nine Elms 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 Nine Elms or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Nine Elms is where the house is located. Can you shed any light on this issue?
Flying freeholds in Nine Elms are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Nine Elms you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nine Elms 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.
How do I use your search facility to find a conveyancing solicitor in Nine Elms on the authorised to act for my lender?
Step one is to select a bank such as HSBC Bank, Skipton Building Society or Godiva Mortgages Ltd then choose your location e.g. Nine Elms. Conveyancing firms in Nine Elms and further afield will then be identified.
I own a first flat in Nine Elms. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
if there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the price.
An example of a Lease Extension case for a Nine Elms premises 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.
What makes a Nine Elms lease defective?
There is nothing unique about leasehold conveyancing in Nine Elms. Most leases are unique and legal mistakes in the legal wording can result in certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:
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A provision for the recovery of money spent for the benefit of another party. Maintenance charge proportions which don’t add up to the correct percentage
You will encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Coventry Building Society, and Britannia all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to withdraw.