Please help. My Shooter's Hill lawyer is informing me me that she is duty bound toconduct Shooter's Hill conveyancing searches becausethe firm are on the Nat Westsolicitor panel. These Shooter's Hill searches cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Shooter's Hill conveyancing searches.
It is a dozen years since I bought my property in Shooter's Hill. Conveyancing lawyers have just been appointed on the sale but I am unable to locate the title documents. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be with your lender or they may be in the possession of the lawyers who acted in your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Shooter's Hill relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I just acquired a property at auction in Shooter's Hill. Conveyancing is needed. What is next?
Now that you have to in every practical sense signed on the dotted line you must retain a conveyancing lawyer as a matter of urgency as you are facing a pending a fixed date to complete the deal. Every auction property should have a corresponding legal set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You need to hand this to the conveyancer instructed by you as soon as possible. Do make sure that your finances are organised to complete on the date specified in the contract.
We have a mortgage agreed in principle with Co-operative. Shooter's Hill conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Co-operative?
Some lenders take longer than others. Have Co-operative done the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my remortgage has taken place for my property in Shooter's Hill. Conveyancing was satisfactory 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 point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Shooter's Hill?
At this site receive a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Shooter's Hill. As opposed to estate agents and many comparison sites we do not operate kick-back deals with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the most per referral, rather than the best value conveyancing in Shooter's Hill
I am a negotiator for a busy estate agent office in Shooter's Hill where we have experienced a number of flat sales derailed as a result of short leases. I have been given inconsistent advice from local Shooter's Hill conveyancing solicitors. Please can you clarify whether the owner of a flat can instigate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have given up trying to reach an agreement for a lease extension in Shooter's Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We can put you in touch with a Shooter's Hill conveyancing firm who can help.
An example of a Lease Extension decision for a Shooter's Hill premises is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.
Are Shooter's Hill conveyancing solicitors duty bound by the Law Society to issue clear conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have 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 intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Shooter's Hill or further afield.