Me and my partner are intending to buy a 1 bedroom flat in Warlingham with a mortgage. We have a Warlingham solicitor, however the lender advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Warlingham property lawyer as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Warlingham conveyancing solicitor to apply to be on the conveyancing panel.
Our bank has recommended a law firm on their panel based in Warlingham but I would rather instruct a conveyancing lawyer in Warlingham or nearer to where I live. Can you assist?
Not all Warlingham conveyancing practitioners are on all banks conveyancing panel. Please make use of the above search tool to identify a Warlingham conveyancing conveyancer on the on the lender panel.
I am purchasing a terrace house in Warlingham. Our aim is to convert the garage to a playroom at the property.Will legal conveyancing on the property involve enquiries to see if these works were previously refused?
Your property lawyer should review the registered title as conveyancing in Warlingham will occasionally identify restrictions in the title deeds which prohibit certain works or need the consent of a 3rd party. Many works call for local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Warlingham conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland completed the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After what seems like an age I have had an offer on an apartment in Warlingham agreed to, the vendors do however have a dependent purchase. The owners have offered on a flat, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Warlingham. What should be my next step? When do I get the mortgage application with Principality started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Warlingham conveyancing search fees, etc). First, you should check that your lawyer is on the Principality approved list. Regarding the subsequent steps this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. In a buoyant market many buyers would apply for the mortgage with Principality and arrange for the valuation and only if it comes back ok would they ask their conveyancer to move forward with the conveyancing in Warlingham.
How does conveyancing in Warlingham differ for new build properties?
Most buyers of new build property in Warlingham come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in Warlingham usually acquire the real estate, 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 accustomed to new build conveyancing in Warlingham or who has acted in the same development.
In my capacity as executor for the will of my aunt I am disposing of a property in Newport but live in Warlingham. My conveyancer (approximately 200 kilometers awayneeds me to execute a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Warlingham who can attest and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Warlingham based
Frank (my husband) and I may need to let out our Warlingham basement flat temporarily due to a career opportunity. We instructed a Warlingham conveyancing firm in 2003 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Some leases for properties in Warlingham do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
After months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Warlingham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the premium.
An example of a Freehold Enfranchisement decision for a Warlingham flat is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case was in relation to 6 flats. The unexpired residue of the current lease was 78.32 years.