My financial adviser has asked me for my Putney Vale solicitor’s panel reference for the Lloyds conveyancing panel. What is the best way to find this out. I have tried my local Putney Vale branch but they have not responded to me.
Have you tried contacting your Putney Vale solicitor about this?. They should have a central record lender panel numbers.
I am under pressure from the owner of a property in Putney Vale to sign contracts within four weeks. What can I do to quicken up the legal process?
Where the seller is applying pressure for your conveyancing we would recommend that your conveyancer is familiar with the location as they will have local contacts and knowledge. It is possible that they would have conducted otherproperties in the same road. Therefore consider using a Putney Vale conveyancing solicitor. In addition, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is believed that nearly one in five of Putney Vale conveyancing transactions are suspended or derailed after discovering a purchaser’s solicitor was not on their mortgage lender’s member panel. This can often result in the home move being held up by almost 21 days. It is believed that this issue affects approximately 100,000 home moves every year. Most Putney Vale conveyancing firms can not represent certain mortgage companies so do check at the outset.
I am helping my sister sell her property in Putney Vale. Does the conveyancer order an EPC or it is for the owner to coordinate?
Following the demise of Home Information Packs, energy performance certificates was left as a mandatory element of moving property. An EPC should be commissioned prior to the property being placed on the market. This is not as aspect of the sale process that law firms ordinarily organise. Where you are using a Putney Vale conveyancing lawyer they might be willing to arrange EPC’s given their relationships with reputable local providers
I am currently in the process of buying my council flat in Putney Vale. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Putney Vale solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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. You may wish to consider appointing your own Putney Vale surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Putney Vale?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Putney Vale. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing a new build house in Putney Vale with a loan from The Mortgage Works. The developers would not budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not reveal to my solicitor about the deal as it may impact my mortgage with The Mortgage Works. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I have just started marketing my basement apartment in Putney Vale. Conveyancing has not commenced, but I have just had a half-yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as you normally would because all ground rent and service invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have given up seeking a lease extension in Putney Vale. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Putney Vale conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Putney Vale flat 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 unexpired residue of the current lease was 75.88 years.