My financial adviser has requested my Stockwell law firm’s panel member for the Nationwide conveyancing panel. How do I find this out. I have called my local Stockwell branch but they have not responded to me.
You are best placed to get this information from your Stockwell solicitor . They should have a central record lender panel numbers.
We are purchasing a detached bungalow in Stockwell. The intention is to an extension at the rear at the house.Will legal conveyancing on the property involve checks to see if these works were previously refused?
Your conveyancer should review the registered title as conveyancing in Stockwell can sometimes reveal restrictions in the title deeds which prevent certain changes or need the permission of a 3rd party. Many extensions need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
Two weeks ago we had a mortgage agreed in principle with Santander. Stockwell conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander completed the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Completion of my purchase has taken place for my property in Stockwell. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am looking for a ground for flat up to £305k and found one near me in Stockwell I like with a park and station in the vicinity, however it only has 49 remaining years left on the lease. There is not much else in Stockwell in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the shortness of the lease will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
My husband and I are first time buyers - agreed a price, but the estate agent told us that the seller will only issue a contract if we use their preferred solicitors as they want a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Stockwell
It is highly unlikely the sellers are driving this. Should the vendor require ‘a quick sale', turning down a genuine purchaser is likely to cause more damage than good. Try to communicate with the owners directly and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Stockwell conveyancing solicitors - as opposed tothe ones that will provide the negotiator at the agency a commission or meet his conveyancing figures pre-set by HQ.
I am looking at a couple of maisonettes in Stockwell which have in the region of 50 years left on the leases. Should I regard a short lease as a deal breaker?
There are plenty of short leases in Stockwell. The lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease shortens the saleability of the lease decreases and it becomes more costly to extend the lease. This is why it is generally wise to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this field.
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Stockwell. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the amount due.
An example of a Freehold Enfranchisement matter before the tribunal for a Stockwell flat is 3 Tintern Street in February 2010. The tribunal had jurisdiction to make a decision on the price of the freehold of the subject premises and concluded that the premium should be £24,630.00 This case affected 2 flats. The number of years remaining on the existing lease(s) was 73.69 years.
Living abroad it is not practicable to travel my Stockwell conveyancing practitioners office to execute documents for conveyancing in Stockwell – is this a problem?
Not a problem. Stockwell conveyancing lawyers can undertake home moves for clients nationally. You are unlikely to be required to attend a Stockwell conveyancers office. They can deal with all communications using post, email, telephone and fax.