Am I correct in assuming that the fact that my solicitor in Kennington is not identified on my bank's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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 simply call the Kennington conveyancing firm and enquire why they are no longer on the approved list for your bank.
It is is a decade since I bought my house in Kennington. Conveyancing lawyers have recently been retained on the sale but I can't locate the deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be retained by your lender or they could stored with the solicitor who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Kennington relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
My mortgage company has suggested solicitors on their panel based in Kennington but I would rather use a conveyancing lawyer in Kennington or nearer to where I live. Can you help?
Far from all Kennington conveyancing practices are approved and listed on all banks conveyancing panel. Use the above search tool to find a Kennington conveyancing solicitor on the on the mortgage company panel.
We are purchasing a 4 bedroom semi-detached house in Kennington. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve investigations to determine if these alterations were previously refused?
Your property lawyer will check the registered title as conveyancing in Kennington will sometimes identify restrictions in the title documents which prevent categories of works or necessitated the consent of a 3rd party. Many works call for local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I happen to be the only recipient of my late father’s will and I have everything in my name alone, including the house in Kennington. The Kennington property was put into my name in June. I want to move. I do know about the CML six month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the property in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many lenders would take a sensible view as this obligation chiefly exists to identify the purchase and immediately sell or the flipping of properties.
The formalities of my purchase has taken place for my property in Kennington. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Kennington and how can you help?
The particular law that you refer to gives a safeguard to commercial leaseholders, granting the right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Kennington
Expecting to sign contracts shortly on a leasehold property in Kennington. Conveyancing solicitors have said that they report fully tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Kennington should include some of the following:
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Where does the liability rest for repairing the window frames The unexpired lease term. You should receive guidance as what happens when the lease expires, and informed of the importance of the 80 year mark Will you be prohibited or prevented from having pets in the property? Whether your lease caters for for a sinking fund? specifics of the parties to the lease, for example these could be the leaseholder, superior lessor, landlord
I have given up seeking a lease extension in Kennington. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Kennington conveyancing firm who can help.
An example of a Lease Extension case for a Kennington property is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case related to 1 flat. The remaining number of years on the lease was 74.77 years.