Unfortunately I am unable to travel far from Surbiton. Can you please explain the reason why all Surbiton lawyers are not on all bank panels?
Lenders tend to restrict either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a organisation needs to have at least two partners. In addition to restricting the structure of firm, some lenders decided to restrict the size of their panel they allow to represent them. It is worth noting that lenders have no responsibility for the quality of service supplied by any Surbiton solicitor on their panel. Property fraud was a key driver in the reduction of solicitor panels in the last decade even though there are conflicting assessments concerning the extent of solicitor involvement in some of that fraud. Statistics published by HM Land Registry exposes that thousands of law firms only conduct one or two conveyances annually. Those supporting conveyancing panel pruning ask why conveyancing firms should have any entitlement to be on a lender panel when clearly property law is not their speciality?
We are planning to acquire a flat and need a conveyancing solicitor in Surbiton who is on the Bank of Ireland conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Surbiton.
We're in Surbiton, First timers buying with a mortgage (lender is Virgin Money , and our lawyer is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
What does a local search reveal regarding the house I am purchasing in Surbiton?
Surbiton conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as PSG The local search is essential in every Surbiton conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Surbiton is the location of the property. Can you offer any advice?
Flying freeholds in Surbiton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Surbiton you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Surbiton may decide 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 property.
Having had my offer accepted I require leasehold conveyancing in Surbiton. Before I set the wheels in motion I would like to find out the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Surbiton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
After years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Surbiton. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the price payable.
An example of a Lease Extension decision for a Surbiton flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.