My Solicitor in West Wickham is not listed on the Skipton Building Society Conveyancing Panel. Can I still use my family solicitor even though they are excluded from the Skipton Building Society approved list?
Your options are as follows:
- Complete the purchase with your preferred West Wickham lawyers but Skipton Building Society will need to instruct a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees and result in delays.
- Get an alternative practitioner to act in the purchase, remembering to check they are Convince your lawyer to do everything within their powers to join the Skipton Building Society conveyancing panel
What is the difference between a licensed conveyancer and conveyancing solicitor in West Wickham
There are many registered licenced Conveyancers in West Wickham and Solicitor practices in West Wickham offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We expect to receive a DIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any West Wickham solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint West Wickham solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being a right pain. The West Wickham solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
How does conveyancing in West Wickham differ for new build properties?
Most buyers of new build or newly converted property in West Wickham come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in West Wickham typically purchase the site, 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 West Wickham or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. West Wickham is the location of the property. Can you shed any light on this issue?
Flying freeholds in West Wickham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Wickham you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Wickham 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 residence.
Last June I purchased a leasehold flat in West Wickham. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a West Wickham conveyancing firm to assist?
You certainly can. We are happy to put you in touch with a West Wickham conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a West Wickham property is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case related to 2 flats. The unexpired term as at the valuation date was 76.75 and 88.83.
What is the reason for my conveyancer requiring numerous items of identification before they can commence with my conveyancing in West Wickham?
West Wickham lawyers are obliged by the Law Society, SRA, the Land Registry and current AML legislation to certify that the have verified the identity of their clients. It is also sometimes a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, national insurance number and date of birth.