I was told recently by my mortgage adviser that my Thornton Heath the law firm I have appointed is not on the lender Solicitor panel. How can I be sure if this is correct?
The first thing you need to do is to call your Thornton Heath conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Thornton Heath conveyancing firm that is on the conveyancing panel for your lender.
Due to move into my new home in Thornton Heath next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?
All property lawyers on acting for lenders 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 conditions. These requirements are not unique to conveyancing in Thornton Heath.
Having spent time researching mumsnet.com for a cheap solicitor in Thornton Heath, many say that I should instruct a CQS kitemarked lawyer. Can you explain what CQS is?
Thornton Heath Conveyancing Quality Scheme solicitors have achieved certification by the law Society The Law Society introduced CQS to promote high standards in the home moving process. CQS enables buyers and sellers to recognise practices who provide a quality residential conveyancing. Thornton Heath is one of the many areas in England and Wales in which CQS have a presence. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
Should my lawyer be asking questions about flooding as part of the conveyancing in Thornton Heath.
Flooding is a growing risk for lawyers dealing with homes in Thornton Heath. Some people will acquire a property in Thornton Heath, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of searches that may be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Thornton Heath. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the seller, then a buyer may bring a claim for damages resulting from an inaccurate answer. The buyer’s solicitors will also conduct an enviro search. This should reveal whether there is any known flood risk. If so, more detailed inquiries will need to be made.
What tools are available to identify a Thornton Heath solicitor on the TSB conveyancing panel? I have a car and am willing to travel upto 20miles to meet the lawyer.
Feel free to make use of the tool on this website. Please pick a bank and your location and you will see a number of Thornton Heath conveyancing lawyers located nearest you. We have detailed some Thornton Heath conveyancing firms at the bottom of this page and you can contact them to see whether they are on the TSB panel
There are only 68 years left on my flat in Thornton Heath. I am keen to get lease extension but my freeholder is missing. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to locate the freeholder. In some cases a specialist should be helpful to carry out a search and prepare a report to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s disappearance and the application to the County Court covering Thornton Heath.
We have reached the end of our tether in trying to purchase the freehold in Thornton Heath. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Thornton Heath conveyancing firm who can help.
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 related to 1 flat. The number of years remaining on the existing lease(s) was 69.46 years.