We are buying a 2 bedroom flat in Wallington with a mortgage. We would like to retain our Wallington solicitor, but the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Wallington solicitor and pay for one of their panel firms to represent them. We regard this is unjust; are we not able to insist that the bank use our Wallington conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Wallington conveyancing lawyer to apply to be on the conveyancing panel.
Our Wallington solicitor has discovered a discrepancy when comparing the information in the valuation report and what is in the conveyancing documents. My solicitor says that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your property lawyer 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.
I require quick conveyancing in Wallington as I have pressure to sign on the dotted line in less than one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to have searches conducted although no solicitor would recommend that you don't. With plenty of history conveyancing in Wallington the following are instances of what can show up and adversely impact future saleability: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...
Given that I will soon spend hundreds of thousands of pounds on a garden flat in Wallington I wish to talk to a solicitor regarding thetransaction before instructing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Wallington.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Wallington should be the figure that you end up paying.
I've found a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Wallington. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Wallington ?
Most houses in Wallington are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Wallington so you should seriously consider shopping around for a Wallington conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer should advise you fully on all the issues.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Wallington conveyancing firm to act on my behalf?
Where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to arrive at the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Wallington flat is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case related to 2 flats. The unexpired lease term was 72 years.