I am about to exchange on the purchase of a house in Anerley but as a consequence of damage from some water damage at the property I have managed to agree recompense from the vendor in the sum of three thousand pounds in the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract but Santander are not allowing this. Should they have been involved?
The solicitor that is on the Santander conveyancing panel is obliged to disclose to Santander of any amendments to the sale price. If you were to refuse your lawyer to disclose the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new lawyer for your conveyancing in Anerley.
The Anerley conveyancing firm that I appointed last week on my purchase in Anerley have suddenly closed. I chose them because I needed a solicitor on the Aldermore conveyancing panel and my previous Anerley lawyer was not. I wrote them a cheque for two hundred pounds in advance. What do I do now?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
I used Stirling Law several years past for my conveyancing in Anerley. Now, I need my documents but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Anerley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Anerley differ for new build properties?
Most buyers of new build residence in Anerley approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Anerley tend to purchase the real estate, 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 Anerley or who has acted in the same development.
Do I need to be wary about estate agents that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Anerley conveyancing company?
As is the case with many professional services, often referrals from connections can be most helpful. Yet there are many parties with a keen interest in a conveyancing deal; estate agents, financial adviser and banks might all put forward lawyers to appoint. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there might be a financial incentive behind the endorsement. You have the discretion to appoint your own conveyancer. You need to be aware that some lenders operate an approved list of law firms you have to use for the lender related work in your conveyancing.
Back In 2008, I bought a leasehold flat in Anerley. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Anerley who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Anerley conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a first flat in Anerley. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Anerley conveyancing firm who can help.
An example of a Lease Extension case for a Anerley premises is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case affected 1 flat. The unexpired residue of the current lease was 26.38 years.