It has come to my attention via my financial adviser that my Wallington lawyer is not on the bank Solicitor panel. How can I check?
You need to contact your Wallington lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may be able to suggest a Wallington conveyancing firm that is on the approved list of lawyers for your lender.
Do I have to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Wallington so that I can attend their offices if required.
Nowadays conveyancing panel lawyers for lenders undertake their communications through Royal Mail, e-mail or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. That being said you should check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
Is it correct that all Wallington CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
is it true that all Wallington solicitor firms on the UBS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be overseen by the SRA. Many banks do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
After months of negotiation I have agreed a price on a house in Wallington. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. Not long after, the lawyer contacted me sheepishly admitting that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
A relative suggested that where I am purchasing in Wallington I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Wallington conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Wallington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wallington Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Wallington.
I have recentlybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Wallington for a purchase of a leasehold apartment 10 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The quickest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wallington conveyancing specialists.
I am looking at a two flats in Wallington both have about fifty years unexpired on the lease term. Do I need to be concerned?
A lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease gets shorter the value of the lease deteriorates and it becomes more expensive to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage companies may be reluctant to lend money on such properties. Lease extension can be a protracted process. We recommend you seek professional help from a solicitor and surveyor with experience in this arena.
I have given up negotiating a lease extension in Wallington. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the price.
An example of a Freehold Enfranchisement case for a Wallington residence 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 was in relation to 2 flats. The unexpired lease term was 72 years.