Am I correct in assuming that the fact that my conveyancer in Denmark Hill is not listed on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Denmark Hill conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We are planning to acquire a property and need a conveyancing solicitor in Denmark Hill who is on the UBS approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Denmark Hill.
I am thinking of mortgaging my home in Denmark Hill, does my lawyer need to be on the Leeds Building Society Conveyancing panel?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I bought my house on 5 June and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Denmark Hill advises it should be registered inside ten days. Are properties in Denmark Hill uniquely lengthy to register?
As far as conveyancing in Denmark Hill is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry have to notify any other parties. Currently approximately three quarters of submission are fully addressed within two weeks but occasionally there can be longer delays. Historically registration takes place after the new owner is living at the premises thus an expedited registration is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
I am purchasing a new build house in Denmark Hill benefiting from help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not to tell my lawyer about the side-deal as it will put at risk my loan with the bank. Is this normal?.
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.
Can you provide any top tips for leasehold conveyancing in Denmark Hill with the purpose of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Denmark Hill can be reduced if you get in touch lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the purchasers’ conveyancers. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Denmark Hill state that internal structural alterations or installing wooden flooring calls for a licence from the Landlord approving such works. Where you dont have the consents to hand you should not communicate with the landlord without checking with your conveyancer first. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is less than 75 years. It is therefore essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. The majority of freeholders or managing agents in Denmark Hill charge for providing management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Denmark Hill. Some Denmark Hill leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual 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 lawyers.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Denmark Hill conveyancing firm to assist?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Denmark Hill residence is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case was in relation to 3 flats. The unexpired lease term was 72.58 years.