My partner and I are planning to acquire a house in Putney Heath and are in fact using a Putney Heath conveyancing practice. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Barclays have this evening contacted us to advise us that they have now hit a problem as our Putney Heath solicitor is not on their conveyancing panel. Is this a problem?
Where you are buying a property needing a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Putney Heath solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We note that you have a search directory listing solicitors on the Santander conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Putney Heath?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Putney Heath.
I am looking for a leasehold apartment up to £245,000 and identified one near me in Putney Heath I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Putney Heath for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
Is it possible to transfer to a new firm as I have to choose a firm on the TSB conveyancing list. I instructed a high street conveyancing solicitor in Putney Heath five minutes from me but she is not approved by TSB
It would be our pleasure to help you find a conveyancing solicitor in Putney Heath on the TSB panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Putney Heath. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Putney Heath.
Am I better off to choose a Putney Heath conveyancing solicitor who is local to the property I am hoping to buy? An old friend can handle the legal formalities but his firm is located approximately 350miles drive away.
The benefit of a high street Putney Heath conveyancing practice is that you can drop in to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Putney Heath know how is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were impressed that should trump using an unfamiliar Putney Heath conveyancing solicitor solely due to them being Putney Heath based.
Harry (my fiance) and I may need to sub-let our Putney Heath garden flat for a while due to a career opportunity. We used a Putney Heath conveyancing practice in 2003 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
A lease dictates the relationship between the freeholder and you the leaseholder; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Putney Heath do not contain strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Putney Heath. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a Putney Heath conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Putney Heath flat is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case was in relation to 3 flats. The unexpired lease term was 66.25 years.