I instructed a high street firm for our conveyancing in Wandsworth yesterday. Upon checking the terms of engagement it is apparent thatI am liable for costs even if our purchase aborts. Would I be best advised to choose a web based firm who offer no completion no charge conveyancing in Wandsworth?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to counteract those transactions that abort. Dont forget that such promotions tend not to protect you from expenses for example Wandsworth conveyancing search costs.
Our solicitor has uncovered a a problem with the lease for the property we are purchasing in Wandsworth. The other side have put forward defective title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer says that he must check that the lender is happy with this solution. Who is the client here, us or the bank?
Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. These conveyancing instructions have to be complied with.
We previously appointed conveyancers locally in Wandsworth on the Nationwide solicitor approved list. They have just invoiced me a further fee for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. The charge is not dictated by Nationwide but by your Wandsworth conveyancer. Numerous firms on the Nationwide panel will charge an ‘acting for lender’ fee and others do not.
I have decided to exercise my right to buy my property in Wandsworth off the council. I have a mortgage offer with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
After weeks of negotiation I have agreed a price on a house in Wandsworth. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A couple of days later, the solicitor called me sheepishly admitting that they were not on the Barclays 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 Barclays 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.
I am buying a new build flat in Wandsworth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Wandsworth
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared.
I opted to have a survey completed on a house in Wandsworth ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies will not issue a loan on this type of property.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wandsworth. Conveyancing may be slightly more expensive based on your lender's requirements.
I wish to rent out my leasehold flat in Wandsworth. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Some leases for properties in Wandsworth do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Wandsworth conveyancing firm to help?
You certainly can. We can put you in touch with a Wandsworth conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal 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 was in relation to 2 flats.