I was advised today by my mortgage adviser that my South West London the law firm I have appointed is not on the bank Conveyancing panel. How can I check?
You need to call your South West London conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a South West London conveyancing practice that is on the approved list of lawyers for your lender.
My partner and I are buying a new build flat in South West London and my solicitor is telling me that she is duty bound to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to exchange contracts and I don't want to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am helping my sister sell her flat in South West London. Does the conveyancing solicitor commission the energy performance certificate or should I organise this?
Following the demise of HIPs, energy performance certificates was kept a mandatory component of moving property. An energy performance certificate needs to be to hand in advance of the property being marketed. It is not something that lawyers ordinarily organise. Where you are using a South West London conveyancing practitioner they may be willing to arrange energy performance certificates due to their relationships with long established local providers
My bid for a property was accepted at auction in South West London. Conveyancing is needed. What happens now?
Having exchanged you should hire the services of a conveyancing practitioner soon as you will have a fast approaching deadline in which to complete the deal. An auction property should have a bespoke legal set of papers. This should include most,if not all of the documents that your solicitor will need. In the case of leasehold premises the legal pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds organised to complete on the date specified in the contract.
Forgive me if this question is silly but I am unseasoned as a first time purchaser of a garden flat in South West London. Do I pick up the keys to the property on the completion date from my solicitor? If so, I will find a local conveyancing solicitor in South West London?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the seller's lawyers, and once they have received this, you will be called to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
three months have elapsed following my purchase conveyancing in South West London 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.
What are your top tips when it comes to choosing a South West London conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a South West London conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non South West London conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
What volume of lease extensions has the firm carried out in South West London in the last year? If the firm is not ALEP accredited then what is the reason?
After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in South West London. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a South West London conveyancing firm who can help.
An example of a Lease Extension decision for a South West London premises is First Floor Flat 117A Claude Road in July 2012. the Tribunal held that the premium payable by the leaseholder for the lease extension should be £6,000. This case was in relation to 1 flat. The unexpired residue of the current lease was 77.64 years.