Is the fact that my solicitor in Surbiton is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Surbiton conveyancing firm and ask them why they are no longer on the approved list for your bank.

Should our solicitor be making enquiries concerning flooding during the conveyancing in Surbiton.

Flooding is a growing risk for conveyancers carrying out conveyancing in Surbiton. There are those who acquire a house in Surbiton, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, but there are a number of searches that may be carried out by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Surbiton. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to find out whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could issue a claim for damages resulting from an inaccurate response. The buyer’s conveyancers may also order an enviro report. This will higlight if there is any known flood risk. If so, further investigations will need to be initiated.

It has been 4 months following my purchase conveyancing in Surbiton concluded. 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 residence 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.

How does conveyancing in Surbiton differ for new build properties?

Most buyers of new build or newly converted property in Surbiton contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Surbiton tend to acquire the land, 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 conveyancers 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 Surbiton or who has acted in the same development.

I have had difficulty in trying to purchase the freehold in Surbiton. Can this matter be resolved via the Leasehold Valuation Tribunal?

You certainly can. We are happy to put you in touch with a Surbiton conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Surbiton premises 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 related to 1 flat.

What makes a Surbiton lease defective?

Leasehold conveyancing in Surbiton is not unique. Most leases are individual and legal mistakes in the legal wording can result in certain sections are erroneous. The following missing provisions could result in a defective lease:

Insurance obligations Maintenance charge proportions which don’t add up to the correct percentage

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Leeds Building Society, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to pull out.