Me and my fiance are intending to buy a 1 bedroom apartment in Warlingham with a mortgage. We wish to retain our Warlingham lawyer, but the bank advise she’s not on their "panel". It appears that we have no choice but to select one of the bank panel conveyancing practices or keep our Warlingham solicitor and pay for one of their panel firms to act for them. This feels very unfair; are we not able to demand that the mortgage company use our Warlingham conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Warlingham conveyancing lawyer to apply to be on the conveyancing panel.
There are plenty of conveyancing solicitors in Warlingham but how do I know who I should use?
Do not opt for the lowest Warlingham conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am helping my step-mother sell her property in Warlingham. Does the solicitor arrange the EPC or should I organise this?
Following the abolition of HIPs, energy assessments was left as a required component of moving property. An energy performance certificate needs to be to hand prior to the property being marketed. It is not something that law firms ordinarily arrange. If you are using a Warlingham conveyancing solicitor they might be able to arrange energy performance certificates due to their contacts with reputable local accredited person
Is there a list of Leeds Building Society panel solicitors in Warlingham on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings open the public on the web. Where you are in need of a Warlingham conveyancer on the Leeds Building Society please use our tool.
What can a local search inform me regarding the property my wife and I buying in Warlingham?
Warlingham conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Searches UK The local search plays a central part in many a Warlingham conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Are there restrictive covenants that are commonly identified as part of conveyancing in Warlingham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Warlingham. 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…’
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Warlingham is the location of the property. Can you offer any opinion?
Flying freeholds in Warlingham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Warlingham you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warlingham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Last August I purchased a leasehold flat in Warlingham. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a garden flat in Warlingham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
Absolutely. We can put you in touch with a Warlingham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Warlingham premises is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case related to 6 flats. The number of years remaining on the existing lease(s) was 78.32 years.