We have very pushy vendors who has suggested a preliminary contract with a deposit of 5k. Are such agreements sensible?
There are a couple of primary concerns with signing a lock out agreement (occasionally referred to as a shut-out contract) is that it can distract from moving forward with the conveyancing process, so in the absence of it needing minimal or no negotiation then it could transpire to be unhelpful. It is not particularly popular amongst Putney conveyancing solicitors as a result. A supplemental issue is the extent of the remedies available - an aggrieved purchaser is very unlikely to secure an injunction to prohibit the owner completing the sale to a third party, so the only remedy available under the agreement will be the reimbursement of abortive costs and, in limited scenarios, the additional payment of damages.
In what way does my ID and proof of funds have anything to do with my conveyancing in Putney? Why is this being asked of me?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the ID of the person or body they are dealing with before they can accept their conveyancing retainer. The Client Care letter that you need to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. Should you refuse to supply identification documents, your conveyancer will not be able to take you on as a client.
I am purchasing a new build flat in Putney. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Putney you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Putney.
We are planning to move house in April. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Putney. Conveyancing firm was found before I stumbled across your page.
On the afternoon of completion you can collect the keys from your selling agent however this should only happen once the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be collected. You will need to tell the removal men that you are ready to move in. We do not recommend a specific removal organisation but can assist you in finding a residential property solicitor in Putney or a legal practice that specialises in conveyancing in Putney.
Is it the case that all Putney CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved practices?
Some major banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Completion of my purchase has taken place for my property in Putney. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most 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. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
How can the Landlord & Tenant Act 1954 affect my business premises in Putney and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business leaseholders, granting the dueness to apply to court for a new tenancy and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Putney is one of the numerous locations in which our lawyers have offices
I have recently realised that I have 72 years remaining on my lease in Putney. I now want to extend my lease but my freeholder is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to find the landlord. For most situations a specialist may be useful to carry out a search and to produce an expert document to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the application to the County Court covering Putney.
Notwithstanding our best endeavours, we have been unsuccessful in negotiating a lease extension in Putney. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We are happy to put you in touch with a Putney conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Putney property is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case related to 3 flats. The unexpired term was 66.25 years.