My friend's mother is a conveyancer. I am hopeful that I can be offered mate’s pricing for conveyancing, However if that does not come through, what level of fees should I be paying for conveyancing in East Sheen?
It’s sensible to request multiple conveyancing quotes. Make use of our comparison tool on this site. The prices may vary but service levels do differ between conveyancers as is the case with most professions.
When it comes to mortgage companies such as UBS, do East Sheen lawyers face a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
is it true that all East Sheen conveyancing solicitors on the Clydesdale conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the SRA. Many banks do allow licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
My husband and I have organised a further advance on our mortgage from Aldermore as we intend to carry out a loft conversion to our property in East Sheen. Are we obliged to select a local East Sheen solicitor on the Aldermore conveyancing panel to handle the legals?
Aldermore don't usually appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore panel.
Should our lawyer be raising enquiries regarding flooding during the conveyancing in East Sheen.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in East Sheen. Some people will buy a property in East Sheen, fully aware 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 obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or by their conveyancers which will give them a better understanding of the risks in East Sheen. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to discover if the property has historically flooded. If the residence has been flooded in past and is not notified by the seller, then a buyer could issue a claim for damages stemming from an inaccurate reply. A purchaser’s solicitors should also carry out an environmental report. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.
Are there restrictive covenants that are commonly picked up as part of conveyancing in East Sheen?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in East Sheen. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am a negotiator for a reputable estate agency in East Sheen where we have experienced a few leasehold sales put at risk as a result of short leases. I have been given inconsistent advice from local East Sheen conveyancing solicitors. Can you clarify whether the seller of a flat can initiate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible 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 tried to negotiate informally with with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a East Sheen conveyancing firm to represent me?
Where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to make a decision on the amount due.
An example of a Freehold Enfranchisement matter before the tribunal for a East Sheen residence is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case related to 3 flats. The unexpired lease term was 66.25 years.