We note that you have a search directory identifying solicitors on the Principality conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Woldingham?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Woldingham.
What is the difference between a licensed conveyancer and conveyancing solicitor in Woldingham
There are many recorded licenced Conveyancers in Woldingham and Solicitor practices in Woldingham to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I was told four weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Woldingham is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Woldingham solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Woldingham postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Woldingham.
Should my solicitor be asking questions concerning flooding during the conveyancing in Woldingham.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Woldingham. There are those who acquire a property in Woldingham, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Woldingham. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to discover if the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could issue a legal claim for losses as a result of such an incorrect response. The buyer’s lawyers will also carry out an environmental report. This will higlight if there is a recorded flood risk. If so, further investigations will need to be conducted.
Due to the input of my in-laws I had a survey completed on a house in Woldingham before appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks tend not give a mortgage on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Woldingham. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I best advised to choose a Woldingham conveyancing solicitor based in the location that I am hoping to buy? We have a good friend who can handle the legal formalities but her office is 200miles drive away.
The primary upside of using a high street Woldingham conveyancing practice is that you can visit the firm to execute paperwork, deliver your ID and apply pressure on them where appropriate. Having local Woldingham know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were content that should surpass using an unfamiliar Woldingham conveyancing solicitor just because they are Woldingham based.
My wife and I purchased a leasehold flat in Woldingham. Conveyancing and The Royal Bank of Scotland mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Woldingham who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Woldingham conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a second floor flat in Woldingham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?
Most certainly. We can put you in touch with a Woldingham conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Woldingham premises is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case was in relation to 3 flats. The unexpired residue of the current lease was 75 years.