Please explain the implications if my solicitor is suspended from the HSBC Solicitor panel ahead of completing my conveyancing in Sanderstead?
The first thing to point out is that, 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 at a cost.
My lawyer has informed me that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Sanderstead?
The appropriate level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sanderstead solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sanderstead surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Santander have agreed my mortgage in principle, my offer on a flat in Sanderstead has been agreed to, now what?
Your estate agent will need to know who your solicitors are (be sure the conveyancers are on the bank’s panel). Telephone Santander or the broker and complete any appropriate documentation. Santander will sellect a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Santander will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sanderstead.
I am purchasing a new build house in Sanderstead with a mortgage from Coventry Building Society. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not to tell my lawyer about the side-deal as it will put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been sourcing a conveyancing solicitor in Sanderstead for my purchase. Is it possible to review a firm’s complaints history with the legal regulator?
Anyone can search for presented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.
Having had my offer accepted I require leasehold conveyancing in Sanderstead. Before diving in I require certainty as to the remaining lease term.
If the lease is registered - and 99.9% are in Sanderstead - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the leaseholder of a first floor flat in Sanderstead. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
Most certainly. We can put you in touch with a Sanderstead conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Sanderstead residence is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case related to 6 flats. The unexpired lease term was 78.32 years.
How much experience do your Sanderstead conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Sanderstead conveyancing lawyers help thousands of people move home every year and assisted plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Sanderstead conveyancers have worked on recent similar cases.