Am I correct in assuming that the fact that my solicitor in Selhurst is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% 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 contact the Selhurst conveyancing practice and ask them why they are no longer on the approved list for your bank.
Can the conveyancing solicitors highlighted through your ’find a lawyer’ tool conduct right to buy conveyancing in Selhurst?
We have identified plenty of conveyancing conveyancers who can service right to buy conveyancing Please call the solicitors listed with a view to get a costs calculation.
Is it necessary to pay for insurance to address the risk of chancel repairs when buying a house in Selhurst?
Unless a prior acquisition of the property completed after 12 October 2013 you could assume that conveyancing practitioners delivering conveyancing in Selhurst to continue to propose a a chancel search and or insurance against a claim.
I'm converting the mortgage on my current home to a BTL mortgage with Birmingham Midshires and intend to use the remaining equity towards another house. The area we are looking at is Selhurst. Will your conveyancers be able to act for the two mortgage companies and tie in the transactions?
Make use of our comparison tool on this site to check that the lawyers are approved by both lenders. Assuming that they are your solicitor will be able to tie up the two conveyancing matters but you should have a chat with you conveyancer and specify your desired outcome and requirements.
Am I best advised to choose a Selhurst conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can perform the conveyancing however they are based 300miles away.
The benefit of a high street Selhurst conveyancing firm is that you can drop in to sign documents, hand in your ID and apply pressure on them if necessary. Having local Selhurst know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were impressed that must outweigh using an unknown Selhurst conveyancing lawyer just because they are round the corner.
Do you have any advice for leasehold conveyancing in Selhurst from the point of view of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Selhurst can be reduced where you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ conveyancers. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Selhurst state that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. If you dont have the approvals in place you should not communicate with the landlord without contacting your lawyer in advance. You may think that you are aware of the number of years left on your lease but you should verify this by asking your solicitors. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. In the circumstances it is important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have had any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as over as opposed to unresolved.
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Selhurst. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the price payable.
An example of a Lease Extension matter before the tribunal for a Selhurst property is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case was in relation to 1 flat. The unexpired term was 26.38 years.