Is the fact that my conveyancer in North Sheen is not listed on my lender's solicitor panel that there is a problem with the quality of her work?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the North Sheen conveyancing firm and enquire why they are no longer on the approved list for your bank.
is it true that all North Sheen solicitors on the Clydesdale conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such practice would be governed by the CLC.
Can I be sure that the North Sheen conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in North Sheen getting recommendations is a sensible 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 advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.
I had an offer accepted on a property in North Sheen on 29/4/2025, valuation was booked 3 days later, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Are Clydesdale entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will commercial conveyancing searches reveal planned roadworks that could affect a commercial premises in North Sheen?
Its becoming the norm that commercial conveyancing solicitors in North Sheen will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in North Sheen. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in North Sheen.
For each commercial conveyancing transaction in North Sheen it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to North Sheen commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in North Sheen.
Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who conducted the conveyancing in North Sheen 10 years ago have long since closed. What are my next steps?
As long as the title is registered the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, locate your house and order up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
I am employed by a reputable estate agent office in North Sheen where we have witnessed a few leasehold sales put at risk due to leases having less than 80 years remaining. I have received conflicting advice from local North Sheen conveyancing firms. Could you clarify whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the leaseholder of a first floor flat in North Sheen. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to make a decision on the amount due.
An example of a Lease Extension matter before the tribunal for a North Sheen premises is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case affected 1 flat. The unexpired lease term was 68.34 years.
My wife and I have an offer in principle from Lloyds TSB Bank who suggested that they will loan up to £400k. When do I need to instruct a lawyer for conveyancing? North Sheen is where we are buying.
It would be wise to appoint a conveyancer now so that the conveyancer can open the ledger so they can conduct their AML checks etc. As and when you wish them to commence work they will seek a payment on account normally about £200. That would normally be once you have the loan offer from your bank and survey back, however should you wish to expedite matters you can start the ball rolling quicker even though you may be risking some expense.