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Find a Hersham Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Hersham? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Hersham conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Hersham conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Hersham

My previous lawyer has given a fee calculation of £1350 for freehold conveyancing in Hersham. I’m looking to sell a Victorian house for £125,000. Is this expensive? Is it above the norm for conveyancing in Hersham?

The costs illustration is slightly on the steep side. If you shop around you could get the conveyancing a bit cheaper by say £100 plus VAT. That being said, you maycome to rue choosing an a cheaper lawyer. Don't forget to enquire that the conveyancer can also act for your bank. Do make use of our comparison tool to find a Hersham conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Hersham.

we are a couple who are hoping to buy a purpose built flat in Hersham with a mortgage from Godiva Mortgages Ltd.We use our Hersham conveyancing solicitor but Godiva Mortgages Ltd says her practice is not listed on their "panel". we are left little option but to use a Godiva Mortgages Ltd panel lawyer or retain our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Godiva Mortgages Ltd use our lawyer?

Unfortunately,no. The loan issued to you is subject to its various provisions, one of which will be that conveyancers must be on the Godiva Mortgages Ltd solicitor panel. in the past, most mortgage companies 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd

Will our solicitor be making enquiries about flooding as part of the conveyancing in Hersham.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Hersham. Plenty of people will purchase a house in Hersham, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that can be initiated by the purchaser or by their lawyers which will figure out the risks in Hersham. The standard completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to determine if the premises has ever been flooded. In the event that the premises has been flooded in past which is not revealed by the vendor, then a purchaser may commence a claim for damages as a result of such an incorrect reply. A purchaser’s solicitors may also conduct an environmental search. This should disclose if there is a recorded flood risk. If so, more detailed inquiries will need to be made.

four months have elapsed following my purchase conveyancing in Hersham completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am a negotiator for a reputable estate agency in Hersham where we see a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Hersham conveyancing firms. Please can you clarify whether the owner of a flat can instigate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

My wife and I have hit a brick wall in seeking a lease extension in Hersham. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to calculate the amount due.

An example of a Lease Extension decision for a Hersham flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.

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