Unfortunately I am unable to travel far from Deptford. Is there a reason why all Deptford conveyancing practitioners are not on all lender panels?
Banks tend to restrict either the type or volume of conveyancing firms on their panel. Frequent examples of such criteria being that the organisation is required to have two or more partners. In addition to restricting the nature of firm, some lenders made a decision to restrict the number of firms they permit to act for them. You should note that banks have no accountability for the standard of advice supplied by any Deptford solicitor on their panel. Property fraud was the key driver in the culling of conveyancing panels from 2008 even though there are contrary points of view concerning whether solicitors sat at the center of that fraud. Data published by the Land Registry indicates that thousands of conveyancing organisations only transact a couple of conveyances annually. Those vindicating conveyancing panel culls ask why law firms deserve the right to remain on a lender panel when it is apparent that property law is not their speciality?
The Deptford conveyancing firm handling our Deptford conveyancing has identified a discrepancy between the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My lawyer has advised that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
How up to date is your search tool for Deptford conveyancing solicitors on the Santander conveyancing panel? Do Santander send you an updated list?
Deptford conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
My wife and I own a terraced Victorian house in Deptford. Conveyancing practitioner acted for me and Britannia. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Deptford and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who conducted the work.
I need to retain a conveyancing solicitor for remortgage conveyancing in Deptford. I have stumble upon a site which seems to have the ideal solution If it is possible to get all the legals completed via email that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Last June I purchased a leasehold house in Deptford. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
We have reached the end of our tether in seeking a lease extension in Deptford. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Deptford conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Deptford premises is 41 Endwell Road in March 2013. this matter relateed to the acquisition of the freehold of a mid- terraced Victorian house converted into three separate self-contained dwellings. By an order dated 28/11/2012, Deputy District Judge Cole in the Bromley County Court held that the leaseholders were entitled to acquire the freehold and directed that the premium payable be determined by this Tribunal. The Tribunal assessed the premium to be £14,753 This case related to 3 flats. The remaining number of years on the lease was 80.01 years.