I am considering applying for a Santander mortgage for purchase of a newly converted (under development) in Coulsdon with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?
In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
We are buying a detached bungalow in Coulsdon. We would like to an extension at the rear at the house.Will the conveyancing process include enquiries to ascertain if these alterations are allowed?
Your solicitor should review the registered title as conveyancing in Coulsdon can sometimes identify restrictions in the title deeds which prohibit categories of changes or require the permission of a 3rd party. Some additions call for local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
Can I be sure that the Coulsdon conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Coulsdon getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
We are getting the release of further monies on our home loan from TSB as we intend to carry out a loft conversion to our home in Coulsdon. Do we need to choose a high street Coulsdon solicitor on the TSB conveyancing panel to handle the paperwork?
TSB don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
My wife and I are downsizing from our house in Coulsdon and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Coulsdon. We have lived in Coulsdon for 5 years we know of no issue. Do we get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Do I need to be suspicious that brokers that I am dealing with are recommending a web based conveyancing firm rather than a High Street Coulsdon conveyancing practice?
As with many professional services, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are many players in a conveyancing transaction; estate agents, mortgage brokers and banks may recommend conveyancers to use. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the right to choose your preferred lawyer. However, bear in mind that many lenders operate an approved list of law firms you are obliged to use for the mortgage related work in your conveyancing.
Am I best advised to choose a Coulsdon conveyancing practitioner in close proximity to the house I am purchasing? An old friend can carry out the legal work however her office is 400kilometers away.
The primary upside of using a local Coulsdon conveyancing firm is that you can drop in to execute documents, present your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and they were content that should surpass using an unfamiliar Coulsdon conveyancing lawyer just because they are local.
I am the proprietor of a ground floor flat in Coulsdon. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
Most certainly. We are happy to put you in touch with a Coulsdon conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Coulsdon premises is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case was in relation to 3 flats. The unexpired term was 75 years.
What are the common defects that you see in leases for Coulsdon properties?
Leasehold conveyancing in Coulsdon is not unique. All leases are individual and drafting errors can result in certain provisions are wrong. The following missing provisions could result in a defective lease:
Clauses dealing with recovering service charges for expenditure on the building or common parts. A provision to repair to or maintain parts of the property
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Bank of Scotland, and Platform Home Loans Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.