Can the conveyancing solicitors that you recommend handle attended exchange conveyancing in Cheam?
We do have a number of conveyancing specialists who can conduct 24hr exchanges. Please contact us to secure a fee calculation and details as to dates.
Is there a list of Lloyds panel solicitors in Cheam on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings viewable over the internet. Where you are looking for a Cheam solicitor on the Lloyds please use our tool.
I am currently in the process of buying my council flat in Cheam. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Cheam solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have visited warn that are the primary reason for obstruction in Cheam house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Cheam.
I own a renovated Edwardian house in Cheam. Conveyancing solicitor acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching address. 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cheam and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing solicitor who conducted the conveyancing.
My husband and I are novice buyers - had an offer accepted, yet the agent informed us that the vendor will only move forward if we appoint their chosen conveyancers as they need an ‘expedited deal’. We would rather use a high street solicitor accustomed to conveyancing in Cheam
We suspect that the seller is not behind this ultimatum. If they desire ‘a quick sale', alienating a genuine purchaser is counter productive. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your own,trusted Cheam conveyancing solicitors - rather thanthe ones that will provide the estate agent a introducer fee or meet his conveyancing targets set by HQ.
Do you have any top tips for leasehold conveyancing in Cheam with the aim of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Cheam can be reduced where you instruct lawyers the minute you market your property and request that they start to put together the leasehold information needed by the buyers’ lawyers. Many freeholders or Management Companies in Cheam levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Cheam. You believe that you know the number of years left on your lease but it would be advisable double-check by asking your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to where the remaining number of years is less than 80 years. It is therefore essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. A minority of Cheam leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in Cheam state that internal structural alterations or addition of wooden flooring necessitate a licence from the Landlord consenting to such alterations. Should you dont have the paperwork to hand you should not communicate with the landlord without contacting your lawyer in the first instance.
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Cheam. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Cheam conveyancing firm who can help.
An example of a Lease Extension decision for a Cheam residence is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case affected 1 flat. The unexpired residue of the current lease was 60.43 years.