My mortgage broker has asked me for my Penge law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have tried my local Penge branch but they have not responded to me.
You are best placed to get this information from your Penge conveyancing practitioner . They maintain a central record lender panel numbers.
Completed the sale of my flat in Penge last October yet the purchaser is texting every few hours complaining that their solicitor needs to hear from myconveyancer. What should my lawyer have done following completion?
Following your house sale your conveyancer is obliged to send the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer should also evidence that the mortgage has been repaid to the purchasers solicitors. There are no post completion procedures peculiar conveyancing in Penge.
How does conveyancing in Penge differ for newly converted properties?
Most buyers of new build premises in Penge approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Penge usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Penge or who has acted in the same development.
Should I instruct a Penge conveyancing practitioner who is local to the property I am buying? We have a good friend who can perform the conveyancing but her office is a couple of hundredmiles drive away.
The benefit of a local Penge conveyancing firm is that you can drop in to execute paperwork, deliver your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that should trump using an unfamiliar Penge conveyancing lawyer solely due to them being Penge based.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Penge conveyancing firm to assist?
in cases where there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to determine the premium.
An example of a Lease Extension case for a Penge premises is Flats 5, 9, 38 & 40 Blakewood Court Anerley Park in January 2012. the tribunal held that the premiums payable for the new lease sare: FLAT 5:- £7,130 FLAT 9:- £7,860 FLAT 38:- £15,867 FLAT 40: £14,834 This case affected 4 flats.
What makes a Penge lease problematic?
There is nothing unique about leasehold conveyancing in Penge. Most leases are individual and legal mistakes in the legal wording can result in certain sections are missing. The following missing provisions could result in a defective lease:
Maintenance charge proportions which don’t add up to the correct percentage A provision to repair to or maintain parts of the property
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Bank of Scotland, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the buyer to withdraw.