Me and my fiance are buying a 3 bedroom flat in Croydon with a mortgage. We wish to retain our Croydon lawyer, however the mortgage company says she’s not on their "panel". It appears that we have little choice but to use one of the lender panel firms or continue with our Croydon conveyancing practitioner and pay for one of their panel lawyers to act for them. We feel that this is unjust; are we not able to demand that the lender use our Croydon conveyancer ?
Unfortunately,no. Your mortgage offer 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 Croydon conveyancing solicitor to apply to be on the conveyancing panel.
I purchased my apartment on 10 August and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Croydon expressed confidence that it should be formalised in a couple of weeks. Are transfers in Croydon uniquely lengthy to register?
As far as conveyancing in Croydon is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether there are errors and whether the Land registry communicate with any third parties. At present roughly three quarters of submission are completed within 12 days but some can be subject to protracted hold-ups. Historically registration occurs after the new owner has moved in to the premises thus an expedited registration is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Croydon I like with a park and railway links in the vicinity, however it only has 61 remaining years left on the lease. I can't really find anything else in Croydon for this price, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the shortness of the lease will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
As co-executor for the will of my uncle I am selling a residence in Newport but I am based in Croydon. My solicitor (approximately 250 miles from merequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Croydon who can attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Croydon based
Back In 2005, I bought a leasehold flat in Croydon. Conveyancing and Leeds Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Croydon who previously acted has now retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Croydon conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Croydon. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to arrive at the premium.
An example of a Freehold Enfranchisement case for a Croydon property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The remaining number of years on the lease was 98 years.
Is there a distinction between surveying and conveyancing in Croydon?
Conveyancing - in Croydon or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you discover the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the seller to fix the problems prior to you move in.