Me and my partner are due to complete on the purchase of a house in Thornton Heath but as a result of wreckage from the recent storms I have managed to agree reparation from the owner in the sum of £2k in the form of a adjustment in the price. This was going to be addressed as part of a side agreement but Santander will not agree to this. Should they have been approached?
Your lawyer being on a Santander conveyancing panel is required to advise Santander of any changes to the sale price. If you were to refuse your conveyancing practitioner to disclose the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancing practitioner for your conveyancing in Thornton Heath.
What does my ID and proof of funds have anything to do with my conveyancing in Thornton Heath? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Thornton Heath conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing your correct address.
Under Money Laundering Regulations, property lawyers are required to validate not just the ID of conveyancing clients but also the origin of the money that they receive in respect of any matter. Refusal to disclose this will lead to your conveyancer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to make a disclosure to the relevant authorities should they consider that any monies received by them may contravene the Money Laundering Regulations.
My friend recommended that where I am buying in Thornton Heath I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Thornton Heath conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Thornton Heath around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Thornton Heath Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Thornton Heath.
How does conveyancing in Thornton Heath differ for newly converted properties?
Most buyers of new build or newly converted property in Thornton Heath contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Thornton Heath tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Thornton Heath or who has acted in the same development.
Can you provide any advice for leasehold conveyancing in Thornton Heath with the intention of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Thornton Heath can be avoided where you appoint lawyers the minute your agents start marketing the property and ask them to put together the leasehold information which will be required by the buyers’ conveyancers. Many freeholders or Management Companies in Thornton Heath charge for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Thornton Heath. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Thornton Heath leases often stipulate that internal structural alterations or laying down wooden flooring require a licence from the Landlord consenting to such works. If you fail to have the consents to hand you should not communicate with the landlord without contacting your conveyancer before hand. If you are supposed to have a share in the freehold, you should make sure that you hold the original share document. Obtaining a duplicate share certificate can be a lengthy formality and frustrates many a Thornton Heath conveyancing transaction. If a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later. A minority of Thornton Heath 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. The bank reference will need to confirm that the buyers are able to meet the yearly 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 lawyers.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Thornton Heath conveyancing firm to represent me?
Where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension matter before the tribunal for a Thornton Heath property is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case was in relation to 1 flat. The remaining number of years on the lease was 69.46 years.
I require the services of a lender panel solicitor in Thornton Heath. Could you help me?
It is not clear why you need a Thornton Heath panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Thornton Heath are on their panel . If you do find such a firm in Thornton Heath not listed please direct them to our site to list. After all the cost is only one £1 a month