What happens if my solicitor is suspended from the Principality Solicitor panel ahead of completing my conveyancing in South West London?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in South West London?
Two types of professional can carry out conveyancing in South West London namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the sale or purchase of property. They are both obliged to conduct South West London conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the requisite procedures should be accurately followed.
We previously chose solicitors with offices in South West London on the UBS solicitor approved list. They are now charging me a further amount for handling the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. This fee is not dictated by UBS but by your South West London solicitor. Some firms on the UBS panel will quote an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
I am buying a property in South West London. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
As you are obtaining a mortgage with Kent Reliance your lawyer must check the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not isolated to South West London.
I used Arc property Solicitors several years ago for my conveyancing in South West London. Now, I need the documents however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 South West London of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build apartment in South West London. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in South West London
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Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Do you have any top tips for leasehold conveyancing in South West London with the aim of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in South West London can be avoided if you appoint lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the purchasers’ lawyers. The majority of freeholders or managing agents in South West London levy fees for supplying management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in South West London. Some South West London leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. You may think that you are aware of the number of years left on your lease but you should verify this via your solicitors. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in South West London. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a South West London conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a South West London flat 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 term was 71.63 years.
Do online conveyancing companies undertake everything a high street South West London solicitor does or must I employ a solicitor for the final stages for my conveyancing in South West London?
If you use an online conveyancer they will cover all the work your South West London solicitor would cover.