I am not in a position to travel far from Selsdon. What is the rationale as to why all Selsdon lawyers are not on all bank panels?
A decade ago most lenders demonstrated an attitude to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into mortgage fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Accordingly, lenders have subsequently soughtmore information from law firms about their operations and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Many law practices have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the mortgage companies insisted on.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Lloyds Conveyancing panel ahead of completing my conveyancing in Selsdon?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I have been sourcing a conveyancing solicitor in Selsdon for my home move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
One can find documented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.
I’m about to sell my garden flat in Selsdon. Conveyancing is yet to be initiated, but I have just received a yearly service charge demand – what should I do?
The sensible thing to do is clear the invoice as you normally would given that all rents and service payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a basement flat in Selsdon. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
Most certainly. We can put you in touch with a Selsdon conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Selsdon property is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case related to 6 flats. The unexpired term was 78.32 years.
My fiance and I recently found out that one of the directors of the conveyancing practice handling the purchase conveyancing in Selsdon is a relative of the vendor. Is this permitted?
Provided there is no conflict of interest this should be fine. Where you are needing a home loan then the bank may have a say as many banks have specific instructions on this. For example for Bradford & Bingley as of 4/5/2024, the requirements read as follows :