we are a couple who are hoping to buy a newly converted apartment in Thornton Heath with a residential mortgage from Skipton Building Society.We have a Thornton Heath conveyancing lawyer but Skipton Building Society says he's not listed on their "panel". We have to appoint a Skipton Building Society panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Skipton Building Society use our lawyer?
No, not really. The loan issued to you is subject to its terms and conditions, a common one being that lawyers must be on the Skipton Building Society conveyancing panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Skipton Building Society
I bought my home on 8 June and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Thornton Heath said it should be concluded in less than a month. Are properties in Thornton Heath particularly slow to register?
As far as conveyancing in Thornton Heath is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry must send notices to any other parties. At present in the region of 80% of submission are fully addressed within two weeks but some can be subject to longer hold-ups. Registration occurs once the purchaser has moved in to the property so 'speed' is not always top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
I was advised by three or four local estate agents in Thornton Heath to get a quote from a property lawyer using your seach tool. Is there a financial upside for Estate Agents to offer your services rather than a competitor’s?
We refuse to give any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
We're new on the property ladder - had an offer accepted, but the property agent told us that the vendor will only move forward if we instruct the agent's recommended solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Thornton Heath
It is improbable the sellers are driving this. Should the seller require ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances in place © you are chain free (d) you intend to proceed fast (e)but you are going to use your own,trusted Thornton Heath conveyancing solicitors - as opposed tothose that will provide the negotiator at the agency a kickback or achieve conveyancing thresholds demanded by head office.
I have just started marketing my garden apartment in Thornton Heath. Conveyancing solicitors are to be appointed soon, however I have just had a quarterly maintenance charge demand – Do I pay up?
It best that you clear the invoice as you normally would because all ground rent and service charges should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
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 Thornton Heath conveyancing firm to help?
You certainly can. We are happy to put you in touch with a Thornton Heath conveyancing firm who can help.
An example of a Lease Extension case for a Thornton Heath property is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case was in relation to 1 flat. The unexpired residue of the current lease was 69.46 years.