Just contacted my conveyancing solicitor in Balham who conducted the legals two years ago requesting a conveyancing costs illustration based on an identical type of house sale & purchase (a leasehold residence and a freehold property) of similar values with a loan from Leeds Building Society. It looks as though am now being quoted twice the amount. Better the devil I know or do I seek out an alternative firm of conveyancing solicitor?
The charges are a tad high. Where you are happy to spend time scrutinising costs you might reduce the fees marginally by as much as a hundred pounds. That being said, providing that you were pleased with the legal work the firm gave you mightlive to rue opting for an a cheaper solicitor. Remember to check that the firm can act for Leeds Building Society. Do employ our search tool to choose a Balham conveyancing firm on the Leeds Building Society member panel, which can often include conveyancing solicitors in Balham.
I happen to be the single recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Balham. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in January. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view lenders take of it, depend on the lender as this obligation principally exists to identify subsales or the wholesaling and assigning of property.
The formalities of my purchase has taken place for my property in Balham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Planning on purchasing a house in Balham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Balham lawyer is on the Kent Reliance conveyancing panel.
Will my lawyer be raising enquiries regarding flooding as part of the conveyancing in Balham.
The risk of flooding is if increasing concern for solicitors dealing with homes in Balham. There are those who acquire a house in Balham, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, however there are a various checks that may be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Balham. The conventional set of property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out whether the property has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the owner, then a buyer may bring a legal claim for losses as a result of such an incorrect response. The buyer’s lawyers may also commission an enviro search. This should reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.
Just had an offer accepted on a new build flat in Balham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Balham
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Balham is where the house is located. What do you suggest?
Flying freeholds in Balham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Balham you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Balham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it simple use the search tool to choose a conveyancing lawyer in Balham on the approved list for my lender?
1st choose a lender such as Halifax, The Mortgage Works or TSB then type in your preferred area for example Balham. Conveyancing firms in Balham and beyond should be identified.