Is the fact that my conveyancer in West Wickham is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely an incorrect 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 most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the West Wickham conveyancing firm and ask them why they are no longer on the approved list for your bank.
Can the conveyancing solicitors to be found on your site execute auction conveyancing in West Wickham?
We know of a number of niche practitioners we can connect you with those conducting auction conveyancing. West Wickham is just one of hundreds of locations in which our lawyers cover.
How do I find out if the solicitor carrying out my conveyancing in West Wickham is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Britannia thus spending £175.00 in further conveyancing bill.
Please do make use of the find a lender approved solicitor tool on this site. Please choose the mortgage company and type ‘West Wickham’ or your preferred area and you will be presented with a number of lawyer offices in West Wickham or by proximity to you.
Will our conveyancer be raising questions about flooding during the conveyancing in West Wickham.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in West Wickham. Some people will purchase a house in West Wickham, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in West Wickham. The standard information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to determine if the premises has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the owner, then a buyer may commence a claim for damages as a result of such an incorrect reply. The purchaser’s lawyers will also order an environmental search. This will reveal whether there is any known flood risk. If so, more detailed inquiries should be made.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. West Wickham is where the house is located. Can you shed any light on this issue?
Flying freeholds in West Wickham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Wickham 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 West Wickham 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 premises.
I own a leasehold flat in West Wickham. Conveyancing was finalised in 2011. I have heard that I mustn’t allow the the remaining lease term to fall too short. Why is that a problem?
West Wickham residential long term leases are for a prescribed term - usually just under one hundred years when they started. However a significant flats in West Wickham were constructed or converted 25 or more years ago and so these leases now have under 80 years left to run. That may sound like a long time however Banks, Building Societies and other mortgage institutions generally need leases to have at least 75 years remaining to be mortgageable. This means that when you come to sell the property you will need a lease extension if you are approaching 75 years. To enhance the saleability of your property you should be considering whether or not to extend your lease long before you come to sell it. Furthermore significant benefits to doing so before the lease reaches even eighty years as when the lease falls below 80 years the amount you have to pay to extend starts to get a lot more expensive.