I have just been advised by my financial adviser that my Walworth solicitor is not on the bank Conveyancing panel. What can I do to check?
The sensible course of action for you to take is to contact your Walworth lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may recommend you to a Walworth conveyancing practice that is on the approved list of lawyers for your bank.
I have an AIP. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to instruct a high street conveyancing solicitor in Walworth?
Do check but the the likelihood is that give you one of their panel conveyancers if you accept the "fee-free" incentive. Call the mortgage company and ask if they offer you a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Walworth.
My wife and I purchased a terraced Edwardian property in Walworth. Conveyancing lawyer acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Walworth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who carried out the work.
My father has recommend that I appoint his lawyers for conveyancing in Walworth. Should I find my own solicitor?
Much as we are happy to recommend a Walworth conveyancing lawyer it’s preferable to find a conveyancing lawyer is to get feedback from friends or relatives who have previously instructed the firm you're are thinking of instructing.
Having had my offer accepted I require leasehold conveyancing in Walworth. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in Walworth - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Walworth. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the price payable.
An example of a Freehold Enfranchisement decision for a Walworth premises is 28 Valmar Road in June 2013. this was a case with an absentee freeholder. As a result the leaseholders applied to the Lambeth County Court for an order dispensing with the giving of a notice of claim. On 25 April 2013 District Judge Zimmels made a vesting order and directed that the matter should be transferred to this tribunal to determine the premium. The tribunal concluded on a figure of £1,125 This case affected 3 flats. The unexpired lease term was 968 years.