We instructed a high street lawyer for our conveyancing in Wandsworth last week. Upon checking the small print it is apparent thatI am liable for costs even if the dealfalls through. Would I be best advised to instruct a web based conveyancing company offering no completion no charge conveyancing in Wandsworth?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the conveyancing charges will generally be uplifted to neutralise those transactions that abort. Also remember that such promotions rarely cover outlay such your Wandsworth conveyancing search costs.
Last October we completed a house move in Wandsworth. We have noticed several problems with the house which we consider were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Wandsworth?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Wandsworth. Conveyancing searches and investigations undertaken as part of the buying process are supposed to help avoid problems. As part of the process, the vendor fills in a form known as a Seller’s Property Information Form. answers provided is inaccurate, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Wandsworth.
Can you help - my lawyer says that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Wandsworth conveyancing?
The appropriate level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such policies.
We have agreed to purchase a house in Wandsworth. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
Given that your lender is Leeds Building Society your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease fails to meet these requirements. The provisions relate to the installation of panels on properties nationwide and is not limited to Wandsworth.
I currently have a mortgage with Clydesdale for my property in Wandsworth. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
Clydesdale must be informed of your intention in advance of letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel lawyer.
How does conveyancing in Wandsworth differ for new build properties?
Most buyers of new build property in Wandsworth contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because builders in Wandsworth typically acquire the land, 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 used to new build conveyancing in Wandsworth or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Wandsworth is where the house is located. Can you shed any light on this issue?
Flying freeholds in Wandsworth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wandsworth you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wandsworth 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 property.
My husband and I are first time buyers - had an offer accepted, but the estate agent told us that the owners will only go ahead if we appoint the agent's preferred conveyancers as they need an ‘expedited deal’. We would rather use a family conveyancer who is familiar with conveyancing in Wandsworth
It is unlikely the owners are driving this. Should the seller desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your preferred Wandsworth conveyancing firm - as opposed tothose that will earn their negotiator at the agency a introducer fee or achieve conveyancing thresholds demanded by head office.