I am in need of a property lawyer. Should I go for for an internet conveyancer rather than a family Streatham conveyancing solicitor?
On the whole conveyancing lawyers in your location will have good alliances with your local authority, which could assist with your Streatham conveyancing searches that your solicitor will need to carry out. It can only assist if they have good connections with the Local Land Registry Office your area Streatham, other property lawyers in the area and Streatham selling agents.
When does exchange of contracts take place for purchase conveyancing in Streatham and am I required to attend the solicitors office?
Where you are near to one of the conveyancing solicitors in Streatham you are invited in to sign contracts. That being said, the firms we work with supply countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you by post or email. The executing of the property agreement is not the point of no return. A signed contract is necessary for the solicitor to address the formalities at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Streatham)to be in the office available at the end of the phone to exchange contracts.
Me and my partner are buying a flat in Streatham. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I had a mortgage agreed in principle with Co-operative. Streatham conveyancing lawyers were appointed. What is the average time that one could expect to receive a mortgage offer from Co-operative?
There is no definitive answer here. Have Co-operative done the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have instructed a Streatham solicitor having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Streatham postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Streatham.
A relative recommended that where I am buying in Streatham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Streatham conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Streatham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Streatham.
three months have elapsed since my purchase conveyancing in Streatham concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have just appointed agents to market my garden apartment in Streatham.Conveyancing is yet to be initiated but I have just had a half-yearly maintenance charge demand – what should I do?
The sensible thing to do is discharge the service charge as normal as all ground rent and maintenance payments will be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially