I am one month into the sale of my flat in Oxshott and the estate agent has just e-mailed to say that the buyers are switching law firm. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. Why would a leading mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Oxshott ?
Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
We are downsizing from our house in Oxshott and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing practice as opposed to a conveyancing solicitor in Oxshott. Having lived in Oxshott for 4 years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I used Wolstenholmes a few years ago for my conveyancing in Oxshott. I now require my papers however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Oxshott of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey done on a house in Oxshott prior to instructing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders may not issue a loan on such a house.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Oxshott. Conveyancing will be smoother if you use a solicitor in Oxshott especially if they regularly deal with such properties in Oxshott.
I want to rent out my leasehold apartment in Oxshott. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A lease dictates relations between the landlord and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Oxshott do not contain subletting altogether – such a provision would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I have given up trying to purchase the freehold in Oxshott. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Oxshott property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.
What is the reason for my solicitor requiring numerous items of ID before they can commence with selling or buying a property in Oxshott?
Oxshott conveyancing practitioners are required by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to record that the have verified the identity of their clients. It is also sometimes a condition of your bank where you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and date of birth.