Am I correct in assuming that the fact that my solicitor in Old Malden is not identified on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable 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 most common reasons for removal are: (1) lack 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 contact the Old Malden conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
When can the exchange of contracts happen for domestic conveyancing in Old Malden and do I need to attend the solicitors branch?
Where you are local to one of the conveyancing solicitors in Old Malden you are invited in to sign the paperwork. However, the lender approved solicitors we work with offer a nationwide conveyancing service and give just as detailed and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. A signed contract simply enables the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Old Malden)to be in the office available at the end of the phone to exchange contracts.
I have been told that property searches are the primary cause of stalling in Old Malden house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Old Malden.
Are there restrictive covenants that are commonly picked up during conveyancing in Old Malden?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Old Malden. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have just started marketing my 2 bed apartment in Old Malden. Conveyancing has not commenced, however I have just had a yearly service charge invoice – Do I pay up?
It best that you clear the service charge as you normally would because all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment 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. Having a clear account will assist your cause and will leave you no worse off financially.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Old Malden conveyancing firm to act on my behalf?
Absolutely. We are happy to put you in touch with a Old Malden conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Old Malden premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.
I have been told by various friends to expect six to eight weeks for Old Malden conveyancing to complete.This was 3 ago. The paperwork was only forwarded to my conveyancer last week so now does it countdown?
There is no categorical time frame for conveyancing in Old Malden. Conveyancing is subject to too much unpredictabilities. Old Malden conveyancing searches alone could take some weeks to be returned.