I am nearing exchange of contracts for my house in Cudham and the estate agent has just text me to warn that the buyers are appointing a new solicitor. I am told that this is due to the fact that the lender will only deal with property lawyers on their approved list. On what basis would a big named mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Cudham ?
Banks have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
Can your site be used to find a Conveyancing solicitor in Cudham even if I’m not purchasing or selling a house, for example if I want to buy an office in Cudham with a loan from Lloyds TSB Bank?
The service is primarily used to select residential conveyancing solicitors in Cudham but we have set out towards the end of this page some Cudham commercial conveyancing firms. You will need to enquire with the firm directly to establish if they can also act for Lloyds TSB Bank
What tools are available to locate a Cudham law firm on the Platform Home Loans Ltd conveyancing panel? I have a car and am prepared to travel upto 20miles to meet the solicitor.
Feel free to make use of the facility on this page. Please choose the mortgage company and your location and you will see a number of Cudham conveyancing lawyers located nearest you. We have listed some Cudham conveyancing firms towards the end of this page and you can ring them to check whether they are on the Platform Home Loans Ltd member panel
Can you provide any advice for leasehold conveyancing in Cudham with the purpose of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Cudham can be reduced if you appoint lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold information which will be required by the purchasers’ lawyers. If you are supposed to have a share in the freehold, you should ensure that you hold the original share document. Obtaining a duplicate share certificate is often a time consuming formality and frustrates many a Cudham conveyancing transaction. If a new share certificate is needed, you should approach the company officers or managing agents (if relevant) for this at the earliest opportunity. If you have had any disputes with your freeholder or managing agents it is very important that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is ongoing. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to ongoing. The majority of freeholders or managing agents in Cudham levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Cudham.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Cudham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Cudham conveyancing firm who can help.
An example of a Lease Extension decision for a Cudham flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.
A couple of weeks ago I was advised by my mortgage company that their panel solicitors work on no completion no charge basis for conveyancing in Cudham. Our purchase aborted yet the solicitors want search fees! They are claiming that the fees are seperate!
Cudham conveyancing search fees are disbursements not legal costs as these are due to a third party.