Is the fact that my conveyancer in Sydenham is not on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Sydenham conveyancing practice and ask them why they are no longer on the approved list for your bank.
My wife and I are buying a apartment in Sydenham. It might be a silly question but how we can trust a conveyancer? On completion day we will need to send money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is the difference between a licensed conveyancer and conveyancing solicitor in Sydenham
There are two types of lawyers who can carry out conveyancing in Sydenham namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or purchase of property. Both are obliged to conduct Sydenham conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that the necessary procedures will be accurately followed.
We have a mortgage agreed in principle with Coventry BS. Sydenham conveyancing solicitors have been selected. How long does it take for Coventry BS to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Coventry BS conducted the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have todaybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Sydenham for a purchase of a freehold house 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest method to see if the premises 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 Sydenham conveyancing specialists.
I'm buying my first flat in Sydenham with a loan from Accord Mortgages Ltd. The sellers would not reduce the amount so I negotiated 6k of extras instead. The property agent told me not reveal to my solicitor about the extras as it could jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a house in Sydenham ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some banks tend not issue a mortgage on such a property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sydenham. Conveyancing will be smoother if you use a solicitor in Sydenham especially if they are acquainted with such properties in Sydenham.
If all goes to plan we aim to complete the disposal of our £175,000 maisonette in Sydenham in just under a week. The freeholder has quoted £408 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Sydenham?
Sydenham conveyancing on leasehold apartments usually requires the purchaser’s conveyancer submitting enquiries for the landlord to address. Although the landlord is not legally bound to answer these enquiries the majority will be willing to do so. They are entitled to levy a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some transactions it exceeds £800. The management information fee levied by the landlord must be sent together with a summary of entitlements and obligations in relation to administration charges, without which the invoice is technically not due. Reality however dictates that you have little option but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I am the registered owner of a a ground floor purpose built flat in Sydenham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Sydenham conveyancing firm who can help.
An example of a Lease Extension decision for a Sydenham premises is Flat 1 4 Border Crescent in March 2012. the Tribunal decided that the sum payable by the Applicants to the Respondent in respect of the new lease for the subject property should be £11,616.00 (ElevenThousand and Six Hundred and Sixteen Pounds) This case affected 1 flat. The unexpired residue of the current lease was 72.04 years.