I am about to complete on the purchase of a house in Wallington but as a result of damage from the recent storms I have was able negotiate compensation from the vendor in the sum of six thousand pounds in the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process however Virgin Money will not agree to this. Should they have been involved?
Your property lawyer being on a Virgin Money approved list is obliged to disclose to Virgin Money of any amendments to the purchase price. If you prohibit your lawyer to disclose the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new solicitor for your conveyancing in Wallington.
What is the difference between a licensed conveyancer and conveyancing solicitor in Wallington
There are many recorded licenced Conveyancers in Wallington and Solicitor partnerships in Wallington who can help with your conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Wallington conveyancer on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being problematic. The Wallington solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
I need some fast conveyancing in Wallington as I am faced with pressure to exchange contracts in less than 3 weeks. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at free not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Wallington the following are instances of issues that can crop up and therefore impact future saleability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Road Schemes,...
How does conveyancing in Wallington differ for new build properties?
Most buyers of new build residence in Wallington approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Wallington typically purchase the land, 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 conveyancers 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 Wallington or who has acted in the same development.
Is it possible to change firm as I need to choose one who is on the Coventry Building Society conveyancing list. I instructed a local conveyancing solicitor in Wallington round the corner but she is not accepted by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Wallington on the Coventry Building Society panel. Please note that the law firms that we list do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Wallington. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Wallington.
There are only 72 years remaining on my flat in Wallington. I am keen to extend my lease but my landlord is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to locate the landlord. On the whole an enquiry agent should be useful to try and locate and prepare an expert document which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Wallington.
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Wallington. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the price payable.
An example of a Freehold Enfranchisement case for a Wallington premises is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case affected 2 flats. The unexpired residue of the current lease was 72 years.