Our bank has suggested solicitors on their panel based in Sydenham but I would rather use a conveyancing lawyer in Sydenham or nearer to where I live. Are you able to help?
Far from all Sydenham conveyancing solicitors are listed all banks conveyancing panel. Please make use of our find an approved solicitor tool to choose a Sydenham conveyancing conveyancer on the on the bank panel.
I am assisting my step-mother sell her house in Sydenham. Will the conveyancing solicitor order an energy assessment or it is for the seller to coordinate?
After the demise of Home Packs, energy performance certificates was retained a required element of moving property. An energy assessment needs to be commissioned prior to the property being put on the market. This is not something that law firms ordinarily arrange. Where you are instructing a Sydenham conveyancing practitioner they might be willing to arrange energy performance certificates due to their relationships with long established Sydenham assessors
Is it correct that all Sydenham CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?
Some major banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being a right pain. The Sydenham solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will our solicitor be making enquiries concerning flooding during the conveyancing in Sydenham.
Flooding is a growing risk for conveyancers dealing with homes in Sydenham. Some people will purchase a house in Sydenham, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Sydenham. The conventional set of information given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to discover if the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a buyer may commence a compensation claim resulting from an inaccurate response. The purchaser’s lawyers may also commission an enviro search. This will disclose if there is a recorded flood risk. If so, additional inquiries will need to be made.
Due to the guidance of my in-laws I had a survey completed on a property in Sydenham ahead of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some banks will not give a loan on such a premises.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sydenham. Conveyancing will be smoother if you use a solicitor in Sydenham especially if they are familiar with such properties in Sydenham.
My step-father has urged me to instruct his conveyancing solicitors in Sydenham. Should I use them?
Much as we are happy to recommend a Sydenham conveyancing lawyer the ideal way to find a conveyancing lawyer is to seek feedback from friends or relatives who have used the solicitor you're considering.
I am the leaseholder of a two-bedroom flat in Sydenham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
Most definitely. We are happy to put you in touch with a Sydenham conveyancing firm who can help.
An example of a Lease Extension decision for a Sydenham flat is Flat 5 4 Border Crescent in December 2013. the tribunal calculated that premium payable for the acquisition of a lease extension of the subject premises was in the sum of £14,900 (Fourteen thousand, nine hundred pounds). Those advising the applicant were advised to send a copy of the decision and a copy of the new lease with the premium (less the applicants costs as assessed by the Court) to the Croydon County Court (under claim number 3CR01226) for an officer of the Court to execute the new lease on behalf of the absentee landlord who is missing and cannot be traced). This case related to 1 flat. The unexpired term as at the valuation date was 69 years.
Are there frequently found problems that you encounter in leases for Sydenham properties?
There is nothing unique about leasehold conveyancing in Sydenham. All leases are drafted differently and drafting errors can result in certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:
A provision to repair to or maintain parts of the property A provision for the recovery of money spent for the benefit of another party.
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Chelsea Building Society, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.