Do I find a Licenced Conveyancer or Solicitor for conveyancing in Sydenham?
There are many registered licenced Conveyancers in Sydenham and Solicitor firms in Sydenham offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We were going to get a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Sydenham solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Sydenham solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
The mortgage over my property is with Bank of Ireland for my property in Sydenham. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
You must advise Bank of Ireland in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel lawyer.
Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when buying a property in Sydenham?
Unless a prior purchase of the premises took place after 12 October 2013 you could expect lawyers delivering conveyancing in Sydenham to continue to advocate a chancel search and or insurance against a claim.
I used Wolstenholmes several years past for my conveyancing in Sydenham. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sydenham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Sydenham differ for new build properties?
Most buyers of new build premises in Sydenham come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because builders in Sydenham typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sydenham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Sydenham is where the house is located. Is there any advice you can impart?
Flying freeholds in Sydenham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sydenham you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sydenham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I happen to be an executor of my recently deceased mum’s Will, with a bungalow in Sydenham which is to be marketed. The house has never been registered at the Land Registry and I'm told that many buyers solicitors will insist that it is completed before they will proceed. What's the mechanism for this?
In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.