The Hampton conveyancing firm handling our Hampton conveyancing has spotted a difference between the surveyor’s assumptions in the valuation survey and what is in the title deeds. My lawyer informs me that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action right?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications 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.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the HSBC Solicitor panel ahead of completing my conveyancing in Hampton?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am planning to move house in November. Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Hampton. Conveyancing firm was chosen prior to coming across this website.
On the afternoon of completion you will need to collect the house keys from the selling agent however this can only be done after the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be released. After that you can inform the removal company that they can start moving you in. We are not in a position to recommend a specific removal organisation but can help you choose a residential property solicitor in Hampton or a lawyer with expertise in conveyancing in Hampton.
We have agreed to purchase a house in Hampton. An unusual aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Leeds Building Society your lawyer must check the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Leeds Building Society where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not limited to Hampton.
My partner and I are in the process of viewing houses in Hampton and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I am planning to take a home loan with Santander.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are seeking a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
What does commercial conveyancing in Hampton cover?
Hampton conveyancing for business premises covers a broad range of guidance, provided by qualified solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
Should I instruct a Hampton conveyancing lawyer based in the area that I am buying? We have a good friend who can handle the legal formalities however her office is 300kilometers away.
The primary upside of using a local Hampton conveyancing firm is that you can visit the firm to execute documents, hand in your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were content that should trump using an unknown Hampton conveyancing solicitor just because they are Hampton based.
Estate agents have just been given the go-ahead to market my garden flat in Hampton. Conveyancing lawyers have not yet been instructed, but I have just received a quarterly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as usual given that all ground rent and maintenance invoices should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I own a garden flat in Hampton. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
in cases where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to judgment on the amount due.
An example of a Lease Extension case for a Hampton residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired lease term was 82.93 years.