Is it the case that all Thornton Heath conveyancing solicitors on the Bank of Ireland conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
Can I be sure that the Thornton Heath conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Thornton Heath obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.
I currently have a mortgage with Barclays for my property in Thornton Heath. Conveyancing has been completed a year 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 BTL mortgage or inform Barclays?
You must advise Barclays prior to renting your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will allow you to rent 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 Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel firm.
Due to the guidance of my in-laws I had a survey completed on a house in Thornton Heath in advance of appointing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders may refuse to give a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Thornton Heath. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I be wary about brokers that I am dealing with are suggesting an internet conveyancing firm rather than a High Street Thornton Heath conveyancing company?
As with lots of professional services, often input from relatives can be extremely useful or valuable. But there are numerous people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all put forward solicitors to instruct. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying financial incentive behind the recommendation. You have the right to select your preferred lawyer. Don't forget that many banks specify a panel list of solicitors you must use for the mortgage related work in your home move.
I am thinking of appointing a conveyancing lawyer in Thornton Heath for my house move. Can I see a solicitor's record with the legal regulator?
Anyone can find published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.
Planning to sign contracts shortly on a leasehold property in Thornton Heath. Conveyancing solicitors inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Thornton Heath should include some of the following:
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Alterations to the premises Repair and maintenance of the flat You should be sent a copy of the lease You should have a good understanding of the building insurance obligations
I own a garden flat in Thornton Heath. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
if there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to decide the price payable.
An example of a Lease Extension case for a Thornton Heath flat is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case affected 1 flat. The number of years remaining on the existing lease(s) was 69.46 years.
I am looking to buy a flat and require a conveyancing solicitor in Thornton Heath who is on the bank conveyancing panel. Could you point me in the right direction as regards a Thornton Heath solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who do conveyancing in Thornton Heath. We dont recommend any particular conveyancing practice.