My partner and I are buying a newly constructed flat in Wandsworth and my conveyancer is informing me that she is duty bound to the bank to reveal incentives from the developer. I am on a tight deadline to sign contracts and I have no desire to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am close to exchanging contracts on the sale of our house in Wandsworth and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Wandsworth. Having lived in Wandsworth for 5 years we know that this is a non issue. Do we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor already. What do they say? You must 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 ailment)
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Wandsworth is the location of the property. Is there any guidance you can impart?
Flying freeholds in Wandsworth are not the norm 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 diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wandsworth may decide 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 residence.
My husband and I are FTB’s - agreed a price, but the selling agent told us that the owners will only issue a contract if we appoint the agent's chosen lawyers as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Wandsworth
We suspect that the seller is not behind this ultimatum. Should the vendor desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Try to communicate with the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Wandsworth conveyancing solicitors - as opposed tothose that will give the negotiator at the agency a commission or hit his conveyancing targets set by corporate headquarters.
Harry (my fiance) and I may need to sub-let our Wandsworth basement flat for a while due to a new job. We instructed a Wandsworth conveyancing firm in 2003 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
The lease governs relations between the freeholder and you the flat owner; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Wandsworth do not prevent an absolute prevention of subletting – such a clause would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Wandsworth conveyancing firm to represent me?
in cases where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to determine the sum to be paid.
An example of a Freehold Enfranchisement case for a Wandsworth premises is 4 Galveston Road in August 2012. The Tribunal determined that the price payable in respect of the purchase of the freehold was £22,650. The Tribunal remited this matter back to the Wandsworth County Court for execution of the freehold Transfer Deed. This case related to 2 flats.
Is planning permission required to convert a house into two appartments in Wandsworth? This has occurred to a property next door to a relative in Wandsworth and was not aware of the conversion until it was complete.
Planning consent is required for splitting a single house in Wandsworth into flats but probably not for reverting back to single dwelling-house so, simply put, yes.