It has taken forever and a day but a mortgage offer from Santander for the remortgage of my 4 bedroom apartment is to be issued imminently. Are you able to suggest a low cost conveyancing solicitor in Penge?
This site is not designed to aid those in their quest for the cheapest conveyancing solicitors in Penge. Our intention is to offer value for money conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint companies enticing you with £99 conveyancing in Penge. Optimistically, in being led by low cost conveyancing, you will earn what you pay for and at worst it will result in you with a hefty uplift in extras and still not receive the service required.
Please explain the implications if my solicitor is suspended from the Santander Solicitor panel ahead of completing my conveyancing in Penge?
First, this is a very rare occurrence. 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.
Last month we had a mortgage agreed in principle with RBS. Penge conveyancing solicitors are chosen. How long does it take for RBS to forward the offer to the lawyer?
There is no definitive answer here. Have RBS completed the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Completion of my remortgage has taken place for my property in Penge. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Principality have agreed my mortgage in principle, my bid on a property in Penge has been agreed to, what happens next?
The property agent will wish to be informed of your conveyancer's details (be sure the conveyancers are on the bank’s approved list). Call up Principality or your broker and finish off any outstanding documentation. Principality will sellect a valuer who will get in contact with the estate agent or vendor to book an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Principality will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Penge.
2 months have elapsed following my purchase conveyancing in Penge took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I work for a reputable estate agency in Penge where we have experienced a few flat sales put at risk as a result of short leases. I have received inconsistent advice from local Penge conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Penge conveyancing firm to help?
Most certainly. We can put you in touch with a Penge conveyancing firm who can help.
An example of a Lease Extension case for a Penge property is Flats 5, 9, 38 & 40 Blakewood Court Anerley Park in January 2012. the tribunal held that the premiums payable for the new lease sare: FLAT 5:- £7,130 FLAT 9:- £7,860 FLAT 38:- £15,867 FLAT 40: £14,834 This case affected 4 flats.
Living abroad I am unable to travel my Penge conveyancing solicitors office to sign documents connected to my conveyancing in Penge – is this a problem?
You need not be concerned. Penge conveyancing solicitors can deal with conveyancing transactions for clients across the country. You are unlikely to be required to be present a Penge conveyancers office. Almost all property lawyer can deal with everything remotely from their Penge premises.