Am I correct in assuming that the fact that my solicitor in Nunhead is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a 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) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Nunhead conveyancing practice and enquire why they are no longer on the approved list for your lender.
Can you clarify what the consequences are if my solicitor is removed from the Co-operative Conveyancing panel ahead of completing my conveyancing in Nunhead?
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 purchased my flat on 12 October and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Nunhead expressed confidence that it should be recorded inside ten days. Are titles in Nunhead particularly slow to register?
There is nothing unique about conveyancing in Nunhead registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and whether the Land registry must send notices to any interested persons or bodies. At present in the region of three quarters of such applications are fully addressed within 12 days but occasionally there can be extensive delays. Historically registration occurs once the new owner has moved in to the property thus 'speed' is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
I have been recommended by a couple of local estate agents in Nunhead to find a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to recommend your services rather than a competitor’s?
We don’t give any commission for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I need to instruct a conveyancing solicitor for purchase conveyancing in Nunhead. I happened to chance upon a site which looks to be the ideal solution If it is possible to get all this stuff done via web that would be ideal. Should I be wary? What should out be looking out for?
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?
I am in need of some leasehold conveyancing in Nunhead. Before I set the wheels in motion I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and 99.9% are in Nunhead - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Nunhead conveyancing firm to represent me?
Absolutely. We can put you in touch with a Nunhead conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Nunhead flat 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 affected 3 flats. The unexpired lease term was 80.01 years.