I am helping my niece sell her flat in South West London. Will the solicitor commission the energy performance certificate or it is for me to see to?
Following the demise of Home Information Packs, energy performance certificates was left as a mandatory part of selling a house. An energy assessment needs to be to hand in advance of the property being marketed. It is not a task that lawyers normally arrange. If you are instructing a South West London conveyancing solicitor they may help arrange EPC’s given their contacts with long established South West London energy assessors
I happen to be the single recipient of my late grandmother’s will with all property in now in my sole name, including the house in South West London. The South West London property was put into my name in October. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the house in October. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view mortgage companies take of it, depend on the lender as this requirement primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of property.
HSBC have agreed my home loan in principle, my offer on a apartment in South West London has been agreed to, now what?
The property agent will want to be informed of your lawyer's details (ensure that the lawyers are on the bank’s panel). Call up HSBC or your broker and finish off any outstanding documentation. HSBC will sellect a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. HSBC will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in South West London.
Should our conveyancer be raising questions concerning flooding as part of the conveyancing in South West London.
The risk of flooding is if increasing concern for conveyancers dealing with homes in South West London. Plenty of people will buy a house in South West London, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in South West London. The conventional set of property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the seller, then a purchaser may issue a legal claim for losses resulting from an misleading reply. A purchaser’s solicitors may also conduct an enviro search. This will higlight if there is any known flood risk. If so, further investigations should be carried out.
Due to the encouragement of my in-laws I had a survey completed on a property in South West London ahead of instructing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some lenders may not give a loan on such a house.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in South West London. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in South West London to see if the conveyancing costs will increase in light of this.
In what way can the Landlord & Tenant Act 1954 impact my business offices in South West London and how can you help?
The 1954 Act gives protection to business tenants, giving them the dueness to make a request to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in South West London
I am 3 weeks into a leasehold purchase having been referred to conveyancers by the local agent to execute conveyancing in South West London. We are not happy. Could you you assist me in finding new conveyancers?
They would have to be really bad in order to consider changing them. Has your loan offer been generated? In the event that it has you will need to advise them of the new contact details and get the mortgage documents are re-issued. Your new conveyancer should be on the mortgage company approved list to avoid escalating expenses and delays. So that should be your starting point. The find a solicitor tool will help you find a lender approved solicitor for your conveyancing in South West London
I have just had an offer accepted on a leasehold flat in South West London and the mortgage adviser that we are using suggested his lawyer. She quoted nine hundred pounds including VAT and disbursements. Does this sound expensive?
You should not rely on a single estimate. One should obtain like-for-like quotes for your conveyancing in South West London. Then pick one that you trust and just as important, is on the approved list of the mortgage company that you are sourcing your mortgage from.