I am not in a position to travel far from Putney. Is there a reason why all Putney conveyancing practitioners aren't automatically on all lender panels?
Mortgage Companies tend to impose restrictions on either the nature or volume of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm needs to have two or more partners. In addition to restricting the structure of firm, some banks decided to restrict the size of their panel they use to act for them. You should note that lenders have no responsibility for the standard of service supplied by any Putney conveyancer on their approved list. Increases in mortgage fraud was a key driver in the rationalisation of solicitor panels in the last decade notwithstanding that there are opposing assessments concerning the extent of solicitor involvement in some of that fraud. Statistics from HM Land Registry indicates that thousands of law organisations only carry out less than three conveyances a year. Those advocating conveyancing panel consolidation question why law firms deserve claim to remain on a conveyancing panel when it is evident that conveyancing is not their primary expertise?
I used Stirling Law a few years past for my conveyancing in Putney. Now, I need my documents however the law firm has closed. 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 Putney 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.
Just had an offer accepted on a new build flat in Putney. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Putney
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I am looking for a ground for flat up to £245,000 and found one round the corner in Putney I like with a park and transport links nearby, however it's only got 49 years on the lease. I can't really find anything else in Putney suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage that many years will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
My father-in-law has suggested that I instruct his lawyers for conveyancing in Putney. Do I follow his guidance?
There are no two ways about it it’s preferable to choose a conveyancing solicitor is to have feedback from friends or family who have previously instructed the solicitor you're considering.
The solicitors carrying out our conveyancing in Putney has sent documents to review that reveal that the land is unregistered with epitome documents. How can it be that the property not yet recorded at HMLR?
It is unusual for premises in Putney not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Putney conveyancing practitioners should be capable of dealing with this type of conveyancing but in the event that uncertainty prevails the standard recommendation nowadays appears to be for the seller to undertake the registration formalities first and then sell - this undoubtedly result in a drawn-out conveyancing.