My husband and I are hoping to acquire a 1 bedroom flat in South West London with a mortgage. We have a South West London lawyer, but the lender says she’s not on their "panel". It seems we have little choice but to use one of the mortgage company panel conveyancing practices or continue with our South West London property lawyer and pay for one of their panel ones to act for them. This seems very unfair; are we not able to require that the bank use our South West London property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 South West London conveyancing solicitor to apply to be on the conveyancing panel.
All was ready to move into my new home in South West London next Tuesday. My solicitor now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not specific to conveyancing in South West London.
We are planning on selling our home in South West London and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street South West London lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in South West London. Having lived in South West London for three years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I have justbecome aware that Stirling Law have been shut down. They conducted my conveyancing in South West London for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of South West London conveyancing specialists.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in South West London and how can your lawyers assist?
The particular law that you refer to gives security of tenure to business leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in South West London
In sourcing the world wide web for the term cheap conveyancing in South West London it reveals numerous solicitorsin the area. With so much choice what is the best way to find the suitable solicitor for my move?
The ideal method of seeking a suitable conveyancer is via trusted recommendation, so ask friends and those you trust who have acquired a property in South West London or a reputable estate agent or financial adviser. Fees for conveyancing in South West London differ, so it's a good idea to request at least three estimates from different solicitors. Make sure that you clarify that the fees are fixed.