I am hoping to receive a mortgage offer from Halifax. I would like to retain the legal services of a Licensed Conveyancer in Warlingham. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Can you suggest a Birmingham Midshires sanctioned Warlingham conveyancing solicitor finish our home move within two weeks? Would it be better to use a local Warlingham firm or a factory type firm?
We would be happy to suggest some excellent Warlingham conveyancing firms. You can also walk up the main road in Warlingham. Approach a couple of firms and ask to speak with a conveyancing solicitor for a fee estimate. Mention your requirements together with the reasons and get a commitment on your deadline. Choose the one that you are most comfortable with.
When it comes to lenders such as UBS, do Warlingham conveyancers incur a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
Is there a list of Skipton panel conveyancers in Warlingham on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings visible over the internet. If you are seeking to appoint a Warlingham conveyancer on the Skipton please use our facility.
My wife and I have organised a further advance on our mortgage from Kent Reliance as we intend to conduct improvements to our home in Warlingham. Are we obliged to choose a nearby Warlingham solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance would not normally instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Warlingham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Warlingham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Warlingham you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warlingham may ascertain 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.
I work for a busy estate agent office in Warlingham where we see a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Warlingham conveyancing firms. Can you confirm whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have had difficulty in trying to purchase the freehold in Warlingham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to calculate the price payable.
An example of a Freehold Enfranchisement case 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 affected 6 flats. The number of years remaining on the existing lease(s) was 78.32 years.
To what extent are Warlingham conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing figures?
Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Warlingham or or elsewhere in the country.