Me and my fiance are purchasing a 3 bedroom flat in Battersea with a mortgage. We have a Battersea lawyer, but the bank advise he's not on their "panel". It appears that we have little option but to select one of the bank panel solicitors or retain our Battersea lawyer as well as pay for one of their panel ones to act for them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Battersea conveyancing solicitor to apply to be on the conveyancing panel.
My brother and I have just purchased a house in Battersea. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Battersea?
The query is not clear as what problems have arisen and if they are relate to conveyancing in Battersea. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a seller fills in a questionnaire known as a SPIF. If the information turns out to be incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Battersea.
I am the registered owner of a freehold property in Battersea but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Battersea and has limited impact for conveyancing in Battersea but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
I'm purchasing a new build house in Battersea with the aid of help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not inform my lawyer about this extras as it would adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My business partner and I are wishing to lease a unit on the high street. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Battersea for below £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Battersea, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the charges this will depend on the structure and heads of terms of the deal. Let us have your contact information or call us so that we can provide you with a detailed commercial conveyancing calculation.
Is it best to instruct a Battersea conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can carry out the legal work however they are based 200kilometers away.
The primary upside of using a high street Battersea conveyancing practice is that you can drop in to sign paperwork, present your identification documents and apply pressure on them if necessary. Having local Battersea know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were impressed that must outweigh using an unfamiliar Battersea conveyancing lawyer solely due to them being local.