is it true that all Wandsworth solicitors on the RBS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
Can I be sure that the Wandsworth conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Wandsworth obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.
I currently have a mortgage with TSB for my property in Wandsworth. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
TSB must be informed of your intention in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel lawyer.
I need some expedited conveyancing in Wandsworth as I am faced with an ultimatum to complete within one month. A home loan is not required. Can I decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to have searches conducted although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Wandsworth the following are examples of issues that can crop up and adversely impact the marketability of the property: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
I own a semi-detached Edwardian property in Wandsworth. Conveyancing practitioner acted for me and National Westminster Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wandsworth and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who completed the work.
I decided to have a survey completed on a property in Wandsworth in advance of instructing lawyers. I have been told that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend refuse to give a loan on such a house.
It varies from the lender to lender. HSBC has different requirements from Nationwide. If you e-mail us we can investigate further with 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 can be more complicated and therefore you should check with your conveyancing solicitor in Wandsworth to see if the conveyancing will be more expensive.
Is it best to go with a Wandsworth conveyancing lawyer based in the area that I am purchasing? An old friend can handle the conveyancing however her office is a couple of hundredmiles drive away.
The primary upside of using a local Wandsworth conveyancing firm is that you can attend the office to sign paperwork, hand in your ID and apply pressure on them if necessary. They will also have local insight which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were impressed that must trump using an unfamiliar Wandsworth conveyancing solicitor solely due to them being local.
I've found a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Wandsworth. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Wandsworth ?
The majority of houses in Wandsworth are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Wandsworth so you should seriously consider shopping around for a Wandsworth conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer should appraise you on the various issues.
I have given up trying to purchase the freehold in Wandsworth. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing landlord or if 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 make a decision on the premium.
An example of a Freehold Enfranchisement case for a Wandsworth residence 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.