I am assisting my niece sell her house in Putney Vale. Does the solicitor commission an EPC or it is for me to see to?

After the demise of Home Information Packs, EPC’s was kept a compulsory part of moving house. An energy performance certificate should be to hand prior to the property being put on the market. This is not a task that lawyers normally arrange. If you are instructing a Putney Vale conveyancing solicitor they may be willing to arrange EPC’s due to their contacts with reputable local accredited person

I am aiming to move home in January. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Putney Vale. Conveyancing lawyer was chosen prior to coming across your website.

On the afternoon of completion you can collect the keys from your estate agent but this should only occur once the previous owners conveyancers inform the agent that they have the completion monies and the keys can be passed over. You will need to inform the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a residential property solicitor in Putney Vale or a firm that specialises in conveyancing in Putney Vale.

My offer was accepted on a house in Putney Vale on 19/9/2024, valuation was booked five days after, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Putney Vale?

Many commercial conveyancing solicitors in Putney Vale will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Putney Vale. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Putney Vale.

For every commercial conveyancing transaction in Putney Vale it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Putney Vale commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Putney Vale.

How does conveyancing in Putney Vale differ for new build properties?

Most buyers of new build premises in Putney Vale approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Putney Vale typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Putney Vale or who has acted in the same development.

I am tempted by the attractive purchase price for a two maisonettes in Putney Vale both have in the region of 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the value of the lease deteriorates and it becomes more costly to acquire a lease extension. For this reason it is often a good idea to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a solicitor and surveyor with experience in this field.

Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Putney Vale. Can this matter be resolved via the Leasehold Valuation Tribunal?

Where there is a missing freeholder 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 LVT to determine the price.

An example of a Freehold Enfranchisement matter before the tribunal for a Putney Vale residence is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case was in relation to 7 flats. The unexpired lease term was 75.88 years.

My conveyancing solicitor in Putney Vale is asking me for ID documents stating that this is part of his retainer as a conveyancer on the bank Conveyancing panel. Am I being spun a yarn?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Putney Vale