Is the fact that my conveyancer in East Sheen is not listed on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 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. Should you be concerned you should simply call the East Sheen conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
A friend pointed out to me me that in buying a property in East Sheen there may be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in East Sheen which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in East Sheen should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all East Sheen solicitor firms on the Aldermore conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Aldermore approved list of solicitors they would need to be regulated by the SRA. Many mortgage companies do list licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
My husband and I are in the throws of looking at flats in East Sheen and I am now considering a potential offer. Should I already have a conveyancing practitioner appointed at this point? I am planning to take a mortgage with Clydesdale.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
Due to the advice of my in-laws I had a survey completed on a property in East Sheen in advance of instructing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some banks may refuse to grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in East Sheen. Conveyancing will be smoother if you use a solicitor in East Sheen especially if they are accustomed to such properties in East Sheen.
Last June I purchased a leasehold property in East Sheen. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part 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 inherited a ground flat in East Sheen. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a East Sheen premises 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 was in relation to 3 flats. The unexpired lease term was 66.25 years.
Do online conveyancing companies cover everything a local East Sheen solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in East Sheen?
If you instruct an online conveyancer they will cover all the tasks your East Sheen conveyancer would cover.