Am I correct in assuming that the fact that my conveyancer in Warlingham is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Warlingham conveyancing practice and ask them why they are no longer on the approved list for your bank.
Our nephew is in the process of securing a house that has just been built in Warlingham with a mortgage from Leeds Building Society. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can your site be used to locate a Conveyancing solicitor in Warlingham even where I’m not purchasing or disposing of a house, for example if I wish to acquire a shop in Warlingham with a mortgage from TSB?
Our search tool is predominantly there to get a quote from domestic conveyancing solicitors in Warlingham but we have listed at the bottom of this page a few Warlingham commercial conveyancing firms. You should speak with the company directly to see if they can also act for TSB
How can we know in advance if a Warlingham conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Warlingham seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.
My wife and I are in the throws of looking at apartments in Warlingham and I am about to put in an offer. Is it best to have a solicitor on ‘stand by’? I intend to finance via a home loan with Aldermore.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are getting a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being problematic. The Warlingham solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Hoping to buy a property located in Warlingham and I am already nervous. I couldn't find anything specific about Warlingham. Conveyancing will be needed in due course but do you know about the Warlingham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Warlingham. In the meantime here are some basic statistics that we found
I am attracted to a two flats in Warlingham which have approximately 50 years unexpired on the leases. Will this present a problem?
A lease is a right to use the premises for a prescribed time frame. As the lease gets shorter the marketability of the lease reduces and it becomes more expensive to acquire a lease extension. For this reason it is advisable to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this arena.
My wife and I have hit a brick wall in negotiating a lease extension in Warlingham. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to determine the sum to be paid.
An example of a Freehold Enfranchisement decision for a Warlingham residence is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case affected 6 flats. The remaining number of years on the lease was 78.32 years.