we are a couple who decided to purchase a 3 bedroom flat in South West London with a residential mortgage from Platform Home Loans Ltd.We would like to retain our South West London conveyancing lawyer but Platform Home Loans Ltd advised that her practice is not on their approved list of member firms. we are left little option but to use a Platform Home Loans Ltd panel firm or keep our preferred solicitor and pay for a Platform Home Loans Ltd panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage issued to you is subject to its terms and conditions, a common one being that lawyers must be on the Platform Home Loans Ltd conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. South West London is the location of the property. Can you offer any guidance?
Flying freeholds in South West London are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South West London you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South West London may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Am I right to be concerned by estate agents that I am dealing with are recommending a nationwide conveyancing firm rather than a local South West London conveyancing company?
As with lots of service providers, often referrals from connections can be very helpful. But there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and mortgage companies may put forward solicitors to use. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the endorsement. You have the discretion to select your preferred lawyer. You need to be aware that most lenders operate an approved list of law firms you have to use for the mortgage related work in your transaction.
I need to appoint a conveyancing solicitor for some conveyancing in South West London. I happened to stumble across a web site which appears to be the perfect answer If there is a chance to get all the legals done via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I wish to sublet my leasehold apartment in South West London. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your previous South West London conveyancing lawyer is no longer available you can review your lease to check if it allows you to sublet the property. The accepted inference is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek permission from your landlord or some other party in advance of subletting. This means that you cannot sublet in the absence of first obtaining consent. Such consent is not allowed to be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
I own a basement flat in South West London. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
if there is a absentee landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to decide the price.
An example of a Freehold Enfranchisement case for a South West London property is 78 & 80 Newport Road in January 2013. the Tribunal concluded that the premium to be paid by the leaseholder in respect of the freehold reversion is £23,105 This case affected 2 flats. The unexpired residue of the current lease was 71.63 years.
What is the distinction between surveying and conveyancing in South West London?
Conveyancing - in South West London or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you discover the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the seller to fix the defects before you move in.