We are buying our first house. The solicitor has messagedto check if we wish to purchase extra conveyancing searches. We are really unsure what's recommended for conveyancing in South East London
The range of South East London conveyancing searches depends entirely on the premises, the location, the possibility of any of these risks, your familiarity of the region and risks, your overall attitude to risk. What is important is that you properly appreciate what information the searches could give you. Then you can decide if you personally think you need that information. Where you are in doubt, ask your solicitor to explain.
My wife and I have recently appointed a conveyancing solicitor in South East London. I I would like to check if they are accepted on the Leeds Building Society approved list of lawyers. Could you advise?
You should e-mail your lawyer and ask them whether they are on the lender panel. Alternatively please call Leeds Building Society who may be able to confirm.
Is it the case that all South East London solicitors on the Principality conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
We are getting a further advance on our mortgage from Yorkshire BS as we intend to conduct improvements to our property in South East London. Are we obliged to appoint a bricks and mortar South East London solicitor on the Yorkshire BS conveyancing panel to handle the legals?
Yorkshire BS don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
I am selling my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being difficult. The South East London solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am on look out for some leasehold conveyancing in South East London. Before I get started I would like to find out the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in South East London - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Following months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in South East London. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a South East London conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a South East London flat is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case related to 1 flat. The unexpired term was 73.26 years.
Our conveyancer in South East London has discovered a defect with the lease for the apartment we are purchasing in South East London. The seller’s lawyers have suggested title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor has advised that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.