My wife and I are purchasing a 2 bedroom apartment in Turnham Green with a mortgage. We would like to retain our Turnham Green conveyancer, however the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Turnham Green property lawyer and pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Turnham Green conveyancing lawyer to apply to be on the conveyancing panel.
The Turnham Green conveyancing firm handling our Turnham Green conveyancing has identified a discrepancy when comparing the surveyor’s assumptions in the valuation report and what is in the title deeds. My lawyer informs me that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Is it best to choose a Turnham Green conveyancing solicitor in close proximity to the house I am purchasing? An old friend can execute the legal formalities but her office is 200miles drive away.
The primary upside of using a local Turnham Green conveyancing practice is that you can attend the office to sign paperwork, deliver your identification documents and pester them if necessary. Having local Turnham Green know how is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that must surpass using an unfamiliar Turnham Green conveyancing lawyer solely due to them being based in the area.
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £125,000 maisonette in Turnham Green next Tuesday. The freeholder has quoted £348 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Turnham Green?
Turnham Green conveyancing on leasehold apartments normally requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be content to do so. They are at liberty to levy a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is above £800. The management information fee levied by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, otherwise the charge is not strictly payable. Reality however dictates that you have little choice but to pay whatever is demanded if you want to complete the sale of your home.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Turnham Green conveyancing firm to help?
Most certainly. We can put you in touch with a Turnham Green conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Turnham Green property is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case was in relation to 1 flat. The unexpired term was 68.34 years.
My hope is to acquire a ground floor flat in Turnham Green. Conveyancing solicitor has been waiting for, from the vendor, building insurance schedule. This morning I was advised that the vendor needs to send the insurance documents for the flat above in addition. Why would my solicitor want to see the insurance for the other flat? Is it really necessary? We have been waiting for the previous fortnight…
It is not impossible in leasehold conveyancing in Turnham Green to find Conveyancing in Turnham Green in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats rather than the landlord insuring the complete property - which is definitely preferable. You should contact your solicitor but it would appear that your lawyer is looking to verify that the whole building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt as a result of lack of insurance.