I am in the process of selling my flat in Parsons Green and the EA has just e-mailed to say that the buyers are changing their solicitor. The excuse is that the lender will only engage with solicitors on their conveyancing panel. On what basis would a big named lender only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Parsons Green ?
Banks have always had panels of law firms that can represent them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose 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. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
Can your site be used to find a Conveyancing solicitor in Parsons Green even where I’m not buying or disposing of a house, for example if I wish to buy an office in Parsons Green with a mortgage from Barclays Direct?
The service is predominantly utilised to select residential conveyancing solicitors in Parsons Green but we have recorded towards the end of this page a selection of Parsons Green commercial conveyancing firms. You will need to enquire with the company directly to see if they are also authorised to represent Barclays Direct
Do I need to visit the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Parsons Green so that I can attend their offices if required.
Most approved lawyers for banks carry out all of the communications through Royal Mail, internet or over the phone. This means that they can undertake the conveyancing transaction no matter where you live in the country. However you should see if you have the option of attending the offices of your conveyancing lawyer if you prefer.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Parsons Green. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Parsons Green
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Due to the input of my in-laws I had a survey completed on a property in Parsons Green in advance of instructing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders will not give a mortgage on such a property.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Parsons Green. Conveyancing may be slightly more expensive based on your lender's requirements.
I've recently bought a leasehold house in Parsons Green. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Parsons Green conveyancing firm to assist?
Most definitely. We are happy to put you in touch with a Parsons Green conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Parsons Green premises is 66 and 66a Wardo Avenue in November 2012. The Tribunal determined that the sum of £8,048 is payable by the Applicants in respect of the price for the freehold of the property This case was in relation to 2 flats. The unexpired term as at the valuation date was 93 years and 162 years.