Unfortunately I am unable to travel far from Camberwell. What is the rationale as to why all Camberwell solicitors aren't automatically on all lender panels?
A decade ago most mortgage companies had an attitude to risk which is different from today. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing practitioners on your panel. Accordingly, lenders have since looked to extract more data from law firms concerning their operations and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves excluded from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of volume of transactions the lenders required.
Do the conveyancing practitioners that are recommend carry out auction conveyancing in Camberwell?
We know of a few niche practitioners we can connect you with those who can conduct auction conveyancing. Camberwell is one of hundreds of areas of where our lawyers cover.
I have an AIP. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather appoint a Camberwell based conveyancing firm?
Do check but the chances are that give you one of their panel lawyers if you take up the "fee-free" offer. Speak to the mortgage company and explore if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Camberwell.
My father has urged me to appoint his lawyers for conveyancing in Camberwell. Do I follow his advice?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to get referrals from friends or relatives who have actually previously instructed the solicitor that you are considering.
Having checked my lease I have discovered that there are only 72 years unexpired on my lease in Camberwell. I need to get lease extension but my freeholder is absent. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to locate the freeholder. For most situations a specialist would be helpful to carry out a search and prepare a report which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Camberwell.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Camberwell conveyancing firm to represent me?
if there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to arrive at the price.
An example of a Freehold Enfranchisement matter before the tribunal for a Camberwell premises is 28 Valmar Road in June 2013. this was a case with an absentee freeholder. As a result the leaseholders applied to the Lambeth County Court for an order dispensing with the giving of a notice of claim. On 25 April 2013 District Judge Zimmels made a vesting order and directed that the matter should be transferred to this tribunal to determine the premium. The tribunal concluded on a figure of £1,125 This case related to 3 flats. The unexpired lease term was 968 years.