Completed the sale of my flat in Putney last March yet the purchaser is telephoning me to say his solicitor needs to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where appropriate, your solicitor must also confirm that the home loan has been paid off to the purchasers lawyers. There are no post completion requirements unique to conveyancing in Putney.
We are planning to move home in July. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you put forward a removal company in Putney. Conveyancing solicitor was organised prior to coming across this page.
On the afternoon of completion you will need to pick up the keys from your selling agent however this can only happen after the previous owners lawyers inform the agent that the monies to complete are in and the keys can be released. You will need to tell the removal company that they can start moving you in. We do not recommend a specific removal organisation but can help you find a residential property solicitor in Putney or a firm with expertise in conveyancing in Putney.
We previously appointed solicitors with offices in Putney on the TSB solicitor panel. They have just invoiced me an additional charge for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer can charge a fee for this. This charge is not set by TSB but by your Putney property lawyer. Some firms on the TSB panel will charge ’dealing with mortgage’ fee and others do not.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Putney building society branch on numerous occasions and was told they are content with the situation and they will lend. My Putney conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the lawyer is on the bank panel, they must follow the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one close by in Putney I like with amenity areas and station nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Putney for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
I am using a search engine for the words conveyancing in Putney it reveals numerous conveyancersin the vicinity. With so much choice what is the best way to find the suitable solicitor for the sale of my house?
The ideal method of seeking a suitable conveyancer is through a personal referral, so ask friends and relatives who have purchased a property in Putney or a local estate agent or financial adviser. Charges for conveyancing in Putney differ, so it's a good idea to obtain at least three estimates from different property lawyers. Make sure that you know that the fees are fixed.
Jane (my partner) and I may need to let out our Putney 1st floor flat temporarily due to a career opportunity. We used a Putney conveyancing firm in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Putney do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Putney. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a Putney conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal 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 was in relation to 3 flats. The unexpired term was 66.25 years.
Are Putney conveyancing solicitors duty bound by the Law Society to publish clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Putney or or elsewhere in the country.