We are buying a flat and need a conveyancing solicitor in Purley who is on the Coventry BS approved panel. Could you point me in the right direction as regards a 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 Coventry BS . We don't recommend any particular firms conducting conveyancing in Purley.
Is it the case that all Purley conveyancing solicitors on the Yorkshire BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be regulated by the SRA. Many mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
I am expecting a OIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Purley solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Purley solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
After what feels like an age I have had an offer on a maisonette in Purley agreed to, the owners do nevertheless have a tied purchase. The owners have offered on a property, but it’s not yet tied up, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Purley. What do I do now? At what point do I apply for the mortgage with Co-operative?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then valuation, Purley conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the Co-operative conveyancing panel. Concerning the subsequent phase this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. During a hot market many buyers would apply for a home loan with Co-operative and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Purley.
I am purchasing a new build house in Purley with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not disclose to my conveyancer about the extras as it may impact my loan with Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the estate of my grandmother I am selling a residence in Cardiff but I am based in Purley. My lawyer (based 250 miles from mehas requested that I sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Purley to witness this legal document for me?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Purley
Having had my offer accepted I require leasehold conveyancing in Purley. Before diving in I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Purley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Purley conveyancing firm to represent me?
You certainly can. We are happy to put you in touch with a Purley conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Purley flat is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case affected 6 flats. The unexpired residue of the current lease was 78.32 years.
I'm selling a property in Purley. I have found my conveyancer's company on the CLC list, but I can't locate my lawyer's name on the list. Is this a big problem?
Not all staff in the law firm must be listed by the regulator. Provided there is someone qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.