I am not well enough to travel far from North Sheen. I would like to know the understand why all North Sheen solicitors are not on all lender panels?
Lenders tend to impose restrictions on either the type or volume of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a firm needs to have at least two partners. In addition to restricting the nature of firm, some banks such as HSBC decided to limit the number of firms they permit to represent them. It is worth noting that building societies have no responsibility for the quality of service supplied by any North Sheen property lawyer on their approved list. Property fraud was the primary trigger for the rationalisation of conveyancing panels from 2008 notwithstanding that there are contrary assessments concerning whether solicitors sat at the center of that fraud. Data from the Land Registry exposes that thousands of law firms only conduct less than three conveyances annually. Those advocating conveyancing panel pruning ask why conveyancing firms deserve claim to be listed on a bank panel when clearly conveyancing is not their primary expertise?
What does my ID and proof of funds have anything to do with my conveyancing in North Sheen? What am I being asked for?
It is indeed that case that the requirement set out by your solicitor has nothing to do with conveyancing in North Sheen. Nowadays you can not proceed with any conveyancing deal in the absence supplying evidence of your identity. This usually takes the form of a either your passport or driving licence and a bank statement. Remember if you are providing your driving licence as evidence of identification it needs to be both the paper section as well as the photo card part, one is not acceptable without the other.
Evidence of the origin of monies is required in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer will need to retain this information on file. Your North Sheen conveyancing solicitor will require evidence of proof of funds prior to accepting any money from you into their client account and they should also ask additional questions concerning the source of monies.
My wife and I purchasing a 4 bedroom semi-detached house in North Sheen. Our aim is to carry out an extension to the side at the property.Will legal investigations on the property include checks to determine if these works are permitted?
Your conveyancer will check the registered title as conveyancing in North Sheen will on occasion identify restrictions in the title documents which restrict categories of changes or necessitated the consent of a 3rd party. Many extensions need local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
Is it the case that all North Sheen CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved firms?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
Completion of my remortgage has taken place for my property in North Sheen. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. 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 who will take matters further.
I'm converting the mortgage on my current house to a BTL mortgage with Godiva Mortgages Ltd and intend to use the remaining equity as a deposit on another house. The area we are talking about is North Sheen. Will your solicitors be able to act for the two mortgage companies and link together the conveyances?
Do use our search tool on this page to be sure that the solicitors are approved by both banks. On the basis that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you lawyer and specify your expectations and needs.
Back In 2005, I bought a leasehold house in North Sheen. Conveyancing and Norwich and Peterborough Building Society mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in North Sheen who acted for me is not around. Any advice?
First make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a North Sheen conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, 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 a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a North Sheen conveyancing firm to help?
Most certainly. We are happy to put you in touch with a North Sheen conveyancing firm who can help.
An example of a Lease Extension case for a North Sheen flat 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 related to 1 flat. The unexpired lease term was 68.34 years.
I am an executor of my recently deceased aunt’s Will, with a house in North Sheen which is to be marketed. The property has never been registered at the Land Registry and I'm told that some EAs will insist that it is done before they will move forward. What's the mechanism for this?
In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.