I can't travel far from Sanderstead. I would like to know the reason why all Sanderstead conveyancing practitioners are not on all bank panels?
Lenders highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. It led to mortgage companies purging less reputable firms from their panel of approved conveyancers .
As someone not used to the Sanderstead conveyancing process what is your top tip you can give me concerning the home moving process in Sanderstead
Not many law firms shout this from the rooftops but conveyancing in Sanderstead and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the transaction. For instance, the vendor, estate agent and sometimes your lender. Appointing a solicitor for your conveyancing in Sanderstead an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to act in your best interests and to protect you.
Every so often a third party with a vested interest will attempt to convince you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your conveyancer is wrong. Or your financial adviser may tell you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
three months have elapsed since my purchase conveyancing in Sanderstead concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 asset 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.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Sanderstead I like with a park and railway links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Sanderstead in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
In my capacity as executor for the will of my uncle I am disposing of a house in Neath but reside in Sanderstead. My lawyer (based 200 miles awayrequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Sanderstead to attest this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Sanderstead
Builders have recommended to me a solicitor and I've received a quote from them. It's almost £250 less expensive than my local Sanderstead solicitor. What's the catch?
Builders normally have panels of solicitors who expedite matters and who know the seller’s contract and lawyer. Plenty of developers offer an incentive to use their approved solicitor for this reason, any increased cost can be avoided and a developer will not put forward a conveyancing factory and run the risk of having the transaction delayed when they require an exchange inside a month. A counter-argument for not opting for the suggested conveyancing practitioner is that they may prove reluctant to 'push' your interests for fear of alienating the developer. Where you have concerns that this may be the case you should remain with your high street Sanderstead conveyancing practitioner.