I am getting a offer of a home loan from Santander. I hope to employ the services of a Licensed Conveyancer in Nunhead. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

As someone not used to conveyancing in Nunhead what is your top tip you can give me for the legal transfer of property in Nunhead

Not many law firms shout this from the rooftops but conveyancing in Nunhead or throughout South East London is often a confrontational process. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and other parties involved in the legal transfer of property. E.g., the seller, property agent and even potentially your lender. Choosing a law firm for your conveyancing in Nunhead is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to act in your legal interests and to keep you safe.

Sometimes a third party with a vested interest will attempt to persuade you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your lawyer is wrong. Or your mortgage broker may tell you to do take action that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

I'm buying my first flat in Nunhead with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my conveyancer about the side-deal as it would impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We expect to complete the disposal of our £250,000 maisonette in Nunhead next week. The management company has quoted £420 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Nunhead?

Nunhead conveyancing on leasehold flats more often than not necessitates the buyer’s conveyancer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions the majority will be content to do so. They are entitled to charge a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some situations it is in excess of £800. The management information fee levied by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. Reality however dictates that you have little option but to pay whatever is demanded if you want to exchange contracts with the buyer.

We have reached the end of our tether in trying to purchase the freehold in Nunhead. Can this matter be resolved via the Leasehold Valuation Tribunal?

in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to arrive at the price.

An example of a Freehold Enfranchisement case for a Nunhead premises is 41 Endwell Road in March 2013. this matter relateed to the acquisition of the freehold of a mid- terraced Victorian house converted into three separate self-contained dwellings. By an order dated 28/11/2012, Deputy District Judge Cole in the Bromley County Court held that the leaseholders were entitled to acquire the freehold and directed that the premium payable be determined by this Tribunal. The Tribunal assessed the premium to be £14,753 This case was in relation to 3 flats. The unexpired term as at the valuation date was 80.01 years.

I have recently placed an offer on a leasehold flat in Nunhead and the estate agent that we are using suggested his conveyancer. He quoted £1000 including VAT and disbursements. Does this sound expensive?

Don't just go on 1 estimate. One should seek like-for-like quotes for your conveyancing in Nunhead. Then select one that you trust and just as important, is on the approved panel of the lender that you have applied for a mortgage from.