Is there a reason to use a Clapham conveyancing firm when internet based alternatives are easier on the wallet?
By all means make sure that you compare conveyancing costs in Clapham and you should seek a competitive estimate but don’t become consumed with searching for the cheapest Clapham conveyancer. Appointing the right conveyancer can be the distinction between a smooth and a distressing house move. You need to ensure that you have expert advice from an experienced conveyancer. Emails can't replace a phone call and can never replicate a face to face meeting. Our partner firms will find you a qualified and experienced conveyancing solicitor who can tackle your conveyancing from start to finish, providing a level of continuity that you are unlikely to received from an internet conveyancer. He or She will update you on progress and keep you informed. Should you need to call the firm you will be sure who you need to speak to and we'll be sure you are in the know.
We are purchasing a flat and need a conveyancing solicitor in Clapham who is on the Aldermore approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Clapham.
A colleague advised me that in buying a property in Clapham there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Clapham which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Clapham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I currently have a mortgage with Kent Reliance for my property in Clapham. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel solicitor.
Completion of my remortgage has taken place for my property in Clapham. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Will my lawyer be raising enquiries about flooding during the conveyancing in Clapham.
The risk of flooding is if increasing concern for solicitors dealing with homes in Clapham. There are those who buy a house in Clapham, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a number of checks that can be initiated by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Clapham. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to discover whether the premises has ever been flooded. In the event that the residence has been flooded in past and is not revealed by the seller, then a purchaser could commence a legal claim for losses as a result of such an incorrect reply. The buyer’s solicitors will also conduct an enviro search. This should higlight whether there is a recorded flood risk. If so, further inquiries will need to be carried out.
Last July I purchased a leasehold flat in Clapham. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Clapham conveyancing firm to help?
Most certainly. We can put you in touch with a Clapham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Clapham flat is 23 Chelsham Road in May 2013. the Tribunal found that the sum of £13,870.00 was payable for the freehold following a vestig order having been granted by Swansea County Court dated 1st March 2013 This case related to 3 flats. The number of years remaining on the existing lease(s) was 99 years.
Are the Clapham conveyancing lawyers identified as being on the bank conveyancing panel, together with their details provided by the mortgage company?
Clapham law firm practices and firms carrying out conveyancing in Clapham themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the bank directly.