My mortgage broker says he needs my Orpington solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I obtain this. I have called my local Orpington office but they cant find it on their system.
Have you tried calling your Orpington lawyer about this?. They should have a central record lender panel numbers.
Please help. My Orpington conveyancer is assuring me that he is legally obliged toorder Orpington conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyconveyancing panel. These Orpington checks cost a lot of money can this be avoided?
You have limited options available to you. As you are taking a home loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Orpington conveyancing searches.
My wife and I buying a terrace house in Orpington. The intention is to convert the garage to a playroom at the house.Will legal investigations on the property include investigations to determine if these alterations are allowed?
Your solicitor will check the deeds as conveyancing in Orpington can on occasion identify restrictions in the title deeds which restrict certain works or require the consent of a 3rd party. Certain extensions need local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I am expecting a OIP from Principality this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Orpington solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Orpington solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I am currently in the process of buying my council flat in Orpington. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
We're FTB’s - had an offer accepted, yet the agent advised that the owners will only proceed if we use their chosen conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Orpington
We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', alienating a genuine purchaser is counter productive. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted Orpington conveyancing solicitors - not the ones that will earn the negotiator at the agency a kickback or hit his conveyancing figures demanded by HQ.
Expecting to exchange soon on a studio apartment in Orpington. Conveyancing lawyers assured me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Orpington should include some of the following:
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Additions to the flat Who has the liability for maintaining the window frames if lease has a provision for a slush account for major repairs? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. The length of the lease term. You should be advised as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years
I own a second floor flat in Orpington. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Most definitely. We are happy to put you in touch with a Orpington conveyancing firm who can help.
An example of a Lease Extension decision for a Orpington property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The remaining number of years on the lease was 50.57 years.
My sister completed her conveyancing in Orpington Six years past. She has got married, widowed and has recently remarried. She now wishes to the sell the Orpington property. I think she will simply be asked to supply copies of the marriage certificates to the property lawyer but she is anxious it will frustrate the conveyancing. Is it worth updating the land title details for the property?
The is no need to update the register as long as you have the proof needed to show how the name change resulted.
Any purchaser’s solicitor should review the title details and need evidence to establish the change of name for example marriage documentation.