Is the fact that my solicitor in Vauxhall is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Should you be concerned you should contact the Vauxhall conveyancing practice and ask them why they are no longer on the approved list for your bank.
Can I use your services to recommend a Conveyancing solicitor in Vauxhall even where I’m not purchasing or selling a house, for instance if I wish to buy a shop in Vauxhall with a mortgage from Clydesdale?
Our comparison service is primarily utilised to help choose domestic conveyancing solicitors in Vauxhall but we have listed towards the bottom of this page a few Vauxhall commercial conveyancing firms. You should enquire with the company directly to establish if they can also act for Clydesdale
My partner and I are close to exchanging contracts on the sale of our home in Vauxhall and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Vauxhall. Having lived in Vauxhall for many years we know that this is a non issue. Do we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How can the Landlord & Tenant Act 1954 affect my commercial premises in Vauxhall and how can you help?
The particular law that you refer to gives security of tenure to commercial leaseholders, granting the legal entitlement to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Vauxhall is one of our many locations in which our lawyers are based
I have recently realised that I have Sixty One years left on my lease in Vauxhall. I now wish to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to locate the landlord. For most situations an enquiry agent would be helpful to conduct investigations and prepare an expert document to be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the application to the County Court overseeing Vauxhall.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Vauxhall conveyancing firm to represent me?
Absolutely. We are happy to put you in touch with a Vauxhall conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Vauxhall property is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case was in relation to 2 flats. The unexpired term was 56 years.
Our solicitor in Vauxhall has identified a a legal deficiency with the lease for the apartment we are buying in Vauxhall. The other side have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer has advised that as he is on the bank conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the lender?
Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Vauxhall conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. These conveyancing instructions must be adhered to by the lender conveyancing panel who has to balance acting for you and the bank