I am selling my home in New Cross and the EA has just telephoned to advise that the purchasers are changing their conveyancer. I am told that this is due to the fact that the bank will only engage with property lawyers on their approved list. Why would a leading lender only work with certain law firms rather the firm that they want to select for their conveyancing in New Cross ?
Banks have always had an approved set of law firms that can act for them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
We were just about to exchange contracts for a leasehold flat in New Cross. We encountered a snag. The mortgage offer with Coventry Building Society expires on 17/12/2025 but the sellers are suggesting a completion date of 19/12/2025. Can one prolong the mortgage offer?
The best person to address this issue is your solicitors who is in a position to assess if he or she is better off negotiating with the bank, owner’s solicitors, estate agents or conceivably all parties based on the circumstances your house move as of today.
Given that I am about to part with over three hundred thousand on a garden flat in New Cross I would like to have a conversation with the conveyancer about mytransaction ahead of appointing the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be doing your property ownership legalities in New Cross.There is no ‘factory style conveyancing’ - each client is an important individual, not a file number. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in New Cross should be the amount on the final invoice that you end up paying.
I need to appoint a conveyancing solicitor for residential conveyancing in New Cross. I happened to stumble across a web site which appears to be the ideal solution If it is possible to get all this stuff completed via web 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?
Can you offer any advice when it comes to appointing a New Cross conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a New Cross conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non New Cross conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
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How familiar is the firm with lease extension legislation? Can they put you in touch with clients in New Cross who can give a testimonial?
Having spent months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in New Cross. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to arrive at the price.
An example of a Freehold Enfranchisement decision for a New Cross property 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 was in relation to 3 flats. The unexpired term as at the valuation date was 80.01 years.
To what extent are New Cross conveyancing solicitors duty bound by the Law Society to publish clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in New Cross or across England and Wales.