Am I correct in assuming that the fact that my solicitor in Sanderstead is not identified on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Sanderstead conveyancing practice and enquire why they are no longer on the approved list for your bank.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Sanderstead? or Apparently there is a law dating back centuries that could mean that house owners residing in a parish church boundary will be compelled to pay for maintenance to the chancel in proximity to the church. Is this relevant for conveyancing in Sanderstead?
Unless a prior purchase of the house took place post 12 October 2013 you could take it that lawyers handling conveyancing in Sanderstead to continue to propose a a chancel search and or insurance against a claim.
I used Wolstenholmes several years ago for my conveyancing in Sanderstead. Now, I need my files but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sanderstead of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Sanderstead I like with open areas and station nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Sanderstead in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan that many years will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Are there any apps to assist me to locate a Sanderstead law firm on the Nationwide Building Society conveyancing panel? I drive a motor bike and am willing to travel upto 25miles to meet the lawyer.
You can use the facility on this website. Please select a mortgage company and your location and you will see a number of Sanderstead conveyancing lawyers locally. We have listed some Sanderstead conveyancing firms at the bottom of this page and you can contact them to see if they are on the Nationwide Building Society approved list
I've recently bought a leasehold flat in Sanderstead. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, 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 tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Sanderstead conveyancing firm to act on my behalf?
in cases where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the price.
An example of a Freehold Enfranchisement decision 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 affected 6 flats. The unexpired lease term was 78.32 years.