I am in a contract race with another buyer for a property in Wandsworth. What can I do to speed up the legal process?
In a situation where you are under time constraints to exchange it is highly recommended that your conveyancer is familiar with the location as they will have local relationships and insight. It is even conceivable that they may have conducted otherproperties in the same neighbourhood. Therefore consider using a Wandsworth conveyancing firm. In addition, check that the lawyer is on the lender panel. It is understood that nearly one in five of Wandsworth conveyancing transactions are delayed or jeopardised after finding out that a purchaser’s conveyancer was not on their banks list of approved solicitors. This can often result in the conveyancing being delayed by an average of three weeks. It is believed that this issue affects approximately 100,000 home moves every year. Most Wandsworth conveyancing practices can not represent certain mortgage companies so do check as early as possible.
We are planning to move property in May. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Wandsworth. Conveyancing firm was chosen prior to coming across your website.
On the day of completion you can pick up the keys from your estate agent however this can only occur once the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you should inform the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can help you find a residential property solicitor in Wandsworth or a legal practice that specialises in conveyancing in Wandsworth.
Does a directory service exist listing Aldermore panel conveyancers in Wandsworth on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings open the public over the internet. If you are seeking to appoint a Wandsworth property lawyer on the Aldermore please use our facility.
is it true that all Wandsworth solicitor firms on the Coventry BS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be overseen by the SRA. Some lenders do permit licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
I am intent on selling our home in Wandsworth and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing firm rather than a conveyancing solicitor in Wandsworth. Having lived in Wandsworth for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly picked up during conveyancing in Wandsworth?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Wandsworth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey completed on a property in Wandsworth ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some banks may not give a loan on this type of property.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wandsworth. Conveyancing may be slightly more expensive based on your lender's requirements.
I am employed by a busy estate agency in Wandsworth where we have experienced a number of flat sales derailed as a result of leases having less than 80 years remaining. I have been given contradictory information from local Wandsworth conveyancing firms. Please can you confirm whether the vendor of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Wandsworth conveyancing firm to represent me?
in cases where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Freehold Enfranchisement decision for a Wandsworth flat is 4 Galveston Road in August 2012. The Tribunal determined that the price payable in respect of the purchase of the freehold was £22,650. The Tribunal remited this matter back to the Wandsworth County Court for execution of the freehold Transfer Deed. This case related to 2 flats.