I am looking for value for money property lawyer. Do I opt for a nationwide conveyancer as opposed to a high street South London conveyancing solicitor?
On the whole conveyancing solicitors in your area will have strong connections with your local authority, which could assist with your South London conveyancing searches that your conveyancer will inevitably need. It can only assist if they enjoy good rapport with the Local Land Registry Office your area South London, other conveyancers in the neighbourhood and South London selling agents.
I purchased a freehold residence in South London but nevertheless charged rent, why is this and what is this?
It is rare for properties in South London and has limited impact for conveyancing in South London but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in South London so that I can pop in to their offices when needed.
Whereas this was necessary 12 years ago, most banks no longer need their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still distinct advantages to choosing a locally based ayer, in your situation a conveyancing solicitor in South London.
Is it correct that all South London CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
A selection of banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
When it comes to lenders such as Nottingham, do South London lawyers face a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
My sealed bid on a detached house in South London has been agreed to, but there is a chain. The owners have offered on a property, but it’s not yet tied up, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in South London. What should be my next step? At what point should I apply for the mortgage with Nottingham?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, South London conveyancing search fees, etc). First, you should check that your conveyancer is on the Nottingham conveyancing panel. Concerning the subsequent stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a buoyant market many purchasers would apply for a home loan with Nottingham and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in South London.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial premises in South London?
Many commercial conveyancing solicitors in South London will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in South London. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in South London.
For every commercial conveyancing transaction in South London it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to South London commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in South London.
I completed on my apartment on 14 May and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in South London advises it would be formalised inside ten days. Are titles in South London uniquely lengthy to register?
There is nothing unique about conveyancing in South London registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any interested persons or bodies. At present roughly 80% of submission are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Registration occurs after the new owner has moved in to the premises therefore 'speed' is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.