My lawyer in Tolworth is not on the Santander Conveyancing Panel. Is it possible for me to retain my family solicitor even though they are excluded from the Santander approved list?
The limited options open to you here include:
- Complete the purchase with your existing Tolworth lawyers but Santander will need to retain a lawyer on their panel. This will result in additional total conveyancing charges and cause delays.
- Find an alternative lawyer to to deal with the purchase, remembering to check they are Santander approved.
- Try to convince your Santander solicitor to seek to join the Santander panel
What is the difference between a licensed conveyancer and conveyancing solicitor in Tolworth
Two types of professional can conduct conveyancing in Tolworth namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the disposal or acquisition of property. Both are duty bound to perform Tolworth conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly administered and that all requirements and procedures should be appropriately followed.
We are getting a further advance on our home loan from Aldermore as we wish to carry out renovations to our home in Tolworth. Are we obliged to select a local Tolworth solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore don't usually require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore panel.
I am currently in the process of buying my council flat in Tolworth. I have a mortgage offer with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
Are there restrictive covenants that are commonly identified as part of conveyancing in Tolworth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Tolworth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Tolworth with a mortgage from Nationwide Building Society. The sellers refused to move on the price so I negotiated 6k of additionals instead. The sale representative advised me not disclose to my lawyer about the side-deal as it may adversely affect my mortgage with the lender. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Tolworth is the location of the property. Can you offer any assistance?
Flying freeholds in Tolworth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tolworth you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tolworth may determine 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 premises.
Back In 2006, I bought a leasehold house in Tolworth. Conveyancing and Bank of Scotland mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Tolworth who previously acted has long since retired. What should I do?
The first thing you should do is contact HMLR to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Tolworth conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
After months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Tolworth. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a Tolworth conveyancing firm who can help.
An example of a Lease Extension case for a Tolworth premises 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 was in relation to 1 flat.