is it true that all Wandsworth solicitor firms on the Nottingham conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be governed by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
Completion of my remortgage has taken place for my property in Wandsworth. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Wandsworth solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wandsworth postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Wandsworth.
Do commercial conveyancing searches disclose impending roadworks that may impact a commercial land in Wandsworth?
Many commercial conveyancing solicitors in Wandsworth will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Wandsworth. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wandsworth.
For each commercial conveyancing transaction in Wandsworth it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Wandsworth commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Wandsworth.
How does conveyancing in Wandsworth differ for newly converted properties?
Most buyers of new build residence in Wandsworth contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Wandsworth usually purchase the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Wandsworth or who has acted in the same development.
We are 3 weeks into a leasehold purchase having been directed to solicitors by the high street agent to do our conveyancing in Wandsworth. I am am starting to be disappointed with the quality of service. Could you help me find new solicitors?
They would need to be very poor to suggest replacing them. Has your mortgage offer been sent? In the event that it has you will need to make them aware of the new contact details and have the loan are re-sent. The solicitor ideally needs to be on the banks panel to avoid escalating expenses and delays. That should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Wandsworth
Can you provide any top tips for leasehold conveyancing in Wandsworth with the aim of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Wandsworth can be bypassed where you get in touch lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ lawyers. If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Wandsworth leases often stipulate that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord consenting to such works. If you fail to have the consents in place you should not contact the landlord without contacting your lawyer first. A minority of Wandsworth leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. You may think that you are aware of the number of years left on your lease but it would be wise to verify this by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the lease term is less than 80 years. It is therefore essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. The majority of freeholders or Management Companies in Wandsworth levy fees for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Wandsworth.
I have given up negotiating a lease extension in Wandsworth. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to judgment on the price payable.
An example of a Freehold Enfranchisement decision for a Wandsworth premises 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 affected 2 flats.
I am buying a house and require a conveyancing solicitor in Wandsworth who is on the mortgage company solicitor panel. Can you recommend a Wandsworth or local Wandsworth 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 lender who carry out conveyancing in Wandsworth. We dont recommend any particular solicitor.