We are buying a 2 bedroom apartment in Thornton Heath with a mortgage. We wish to retain our Thornton Heath lawyer, however the lender advise he's not on their "panel". It seems we have no option but to instruct one of the bank panel solicitors or continue with our Thornton Heath lawyer and pay for one of their panel firms to act for them. We regard this is inequitable; can we not demand that the mortgage company use our Thornton Heath conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Thornton Heath conveyancing lawyer to apply to be on the conveyancing panel.
Can the conveyancing lawyers that are recommend conduct auction conveyancing in Thornton Heath?
We know of a few auction practitioners we can connect you with those conducting auction conveyancing. Thornton Heath is just one of hundreds of locations in which our lawyers are based.
Can I use your services to recommend a Conveyancing solicitor in Thornton Heath even where I’m not buying or selling a house, for instance if I wish to acquire a shop in Thornton Heath with a mortgage from Clydesdale?
Our comparison service is predominantly there to help choose residential conveyancing solicitors in Thornton Heath but we have listed towards the end of this page a selection of Thornton Heath commercial conveyancing firms. You should make contact with the firm directly to see if they are also authorised to represent Clydesdale
I used Action Conveyancing several years past for my conveyancing in Thornton Heath. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Thornton Heath 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.
I've recently bought a leasehold flat in Thornton Heath. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have given up trying to purchase the freehold in Thornton Heath. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We are happy to put you in touch with a Thornton Heath conveyancing firm who can help.
An example of a Lease Extension decision for a Thornton Heath property 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 was in relation to 1 flat. The unexpired residue of the current lease was 69.46 years.
I need to swap lawyers as my Thornton Heath lawyer is not on the lender's approved list of conveyancing solicitors. How simple is it to change conveyancer?
In the event that you have not formally instructed a solicitor to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Thornton Heath that you're thinking of instructing.