Our Penge lawyer has uncovered an inconsistency between the surveyor’s assumptions in the valuation survey and what is revealed within the legal papers for the property. My solicitor has advised that he is obliged to check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We just had an offer accepted to purchase with Earl Shilton BS. I visited a few high street companies but am struggling to find a Penge conveyancing firm on the Earl Shilton BS approved list. Could you help?
Feel free to make use of the search tool on this page. Please choose the building society and type Penge or your preferred area and you will discover a number of lawyer offices in Penge or near you.
My partner and I are close to exchanging contracts on the sale of our property in Penge and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Penge conveyancer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing practice rather than a conveyancing solicitor in Penge. Having lived in Penge for six years we know that this is a non issue. Do we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must 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 illness)
Are there restrictive covenants that are commonly picked up during conveyancing in Penge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Penge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to instruct a conveyancing solicitor in Penge for my remortgage. Is it possible to check a solicitor's record with the profession’s regulator?
Anyone can find published Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.
My wife and I purchased a leasehold flat in Penge. Conveyancing and Virgin Money mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Penge who acted for me is not around. Any advice?
First make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Penge conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Penge. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We are happy to put you in touch with a Penge conveyancing firm who can help.
An example of a Lease Extension case for a Penge property is Flats 5, 9, 38 & 40 Blakewood Court Anerley Park in January 2012. the tribunal held that the premiums payable for the new lease sare: FLAT 5:- £7,130 FLAT 9:- £7,860 FLAT 38:- £15,867 FLAT 40: £14,834 This case was in relation to 4 flats.