Can you clarify what the consequences are if my solicitor is removed from the Santander Conveyancing panel ahead of completing my conveyancing in South East London?
The first thing to point out is that, this is very unlikely to happen. 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.
The deeds to my house are lost. The lawyers who dealt with the conveyancing in South East London 10 years ago no longer exist. Will I be able to sell the house?
Assuming the title is registered the information relating to your proprietorship will be recorded by HMLR under a Title Number. It is easy to execute a search at the Land Registry, locate your house and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
I have been on the look out for a flat up to £245,000 and found one round the corner in South East London I like with open areas and railway links in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in South East London in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the remaining unexpired lease term may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
How simple is it to switch conveyancer as I have to retain a firm on the Bank of Ireland conveyancing list. I hired a local conveyancing solicitor in South East London round the corner but the firm is not accepted by Bank of Ireland
It would be our pleasure to assist you find a conveyancing solicitor in South East London on the Bank of Ireland panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in South East London. In making use of search facility on this site, you can scrutinise charges for conveyancing solicitors in South East London and throughout England and Wales.
I am using a search engine for the phrase conveyancing in South East London it reveals many solicitorsin the area. How do I determine which is the right conveyancer for purchase transaction?
The preferential method of finding the right conveyancer is through a personal recommendation, so enquire of colleagues and family who have purchased a property in South East London or the local estate agent or financial adviser. Fees for conveyancing in South East London vary, so it's a good idea to secure at least four estimates from different conveyancers. Dont forget to clarify that the fees are fixed.
I have had difficulty in trying to purchase the freehold in South East London. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a South East London conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a South East London property is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case was in relation to 1 flat. The remaining number of years on the lease was 73.26 years.
What makes a South East London lease unacceptable for security purposes?
There is nothing unique about leasehold conveyancing in South East London. Most leases are unique and drafting errors can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage A provision to repair to or maintain elements of the property
A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Skipton Building Society, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the buyer to pull out.