A relative informed me that in buying a property in Putney Vale there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Putney Vale which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Putney Vale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a terrace house in Putney Vale. The intention is to an extension at the rear at the house.Will the conveyancing process include enquiries to determine if these alterations were previously refused?
Your conveyancer should review the deeds as conveyancing in Putney Vale will sometimes reveal restrictions in the title deeds which restrict categories of works or require the permission of a 3rd party. Some extensions require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Putney Vale solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Putney Vale postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Putney Vale.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Putney Vale?
Its becoming the norm that commercial conveyancing solicitors in Putney Vale will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Putney Vale. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Putney Vale.
For every commercial conveyancing transaction in Putney Vale it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Putney Vale commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Putney Vale.
I used Action Conveyancing several years ago for my conveyancing in Putney Vale. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Vale of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm converting the mortgage on my current home to a buy to let mortgage with TSB and intend to use the remaining equity towards a second property. The location we are interested in is Putney Vale. Will your conveyancers be able to act for both sets of banks and tie in the transactions?
Do use our search tool on this site to be sure that the solicitors are on the appropriate lender panels. On the basis that they are your solicitor will be able to tie up the two transactions but you should have a chat with you conveyancer and communicate your expectations and requirements.
Last October I purchased a leasehold house in Putney Vale. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a first floor flat in Putney Vale. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to decide the amount due.
An example of a Freehold Enfranchisement case for a Putney Vale residence is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case was in relation to 7 flats. The remaining number of years on the lease was 75.88 years.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.