Unfortunately I am unable to travel far from South London. What is the rationale as to why all South London lawyers aren't automatically on all mortgage company panels?
Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This led to banks and building societies culling a number of firms from their panel of approved conveyancers .
In the event thatI were to purchase a freehold homein South London for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in South London?
The sole reduction in fees you would make on is the costs for searches. A property lawyer still be obliged to do everything else - money laundering, communicating with your sellers conveyancer, stamp duty return, register the title etc. You might save a bit for them not having to register a mortgage however it will not be meaningful.
Finally the sale completed on my house in South London last December yet the purchaser is texting every few hours complaining that his conveyancer needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?
Following your house sale your solicitor is obliged to forward the transfer deeds and all additional paperwork to the buyer’s conveyancer. Where appropriate, your solicitor should also evidence that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There is unlikely to be post completion requirements unique to conveyancing in South London.
About to purchase a new build apartment in South London. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in South London
There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Having checked my lease I have discovered that there are only 62 years unexpired on my lease in South London. I need to extend my lease but my freeholder is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the lessor. In some cases an enquiry agent may be helpful to carry out a search and to produce an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering South London.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a South London conveyancing firm to represent me?
Most certainly. We are happy to put you in touch with a South London conveyancing firm who can help.
An example of a Lease Extension case for a South London property is Flat B 10 Grove Avenue in October 2013. Following a vesting order Clerkenwell and Shoreditch County Court 3rd July 2013 The tribunal determines that the premium payable for the lease extension was £36,215.00 This case was in relation to 1 flat. The remaining number of years on the lease was 65.21 years.