I am buying residence in West Wickham. My lawyer is not listed on the bank approved list. Am I still permitted to retain my West Wickham conveyancing solicitor notwithstanding that they are not on the lender approved list?
Various options include
- Complete the purchase with your existing West Wickham conveyancer but your lender will need to retain a property lawyer from their conveyancing panel. This will result in additional cost together with likely delay.
- Appoint a fresh property lawyer to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your property lawyer to pull out all the stops to get accepted on the bank’s conveyancing panel
We are buying a flat and need a conveyancing solicitor in West Wickham who is on the Coventry BS solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in West Wickham.
The West Wickham conveyancing firm that I recently instructed on my house acquisition in West Wickham have suddenly shut down. I chose them because I needed a lawyer on the Principality conveyancing panel and my previous West Wickham lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
I require fast conveyancing in West Wickham as I am faced with an ultimatum to exchange contracts within 4 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you are at liberty not to have searches conducted although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in West Wickham the following are instances of what can arise and therefore impact market value: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...
I am employed by a busy estate agent office in West Wickham where we have experienced a number of flat sales put at risk as a result of short leases. I have received contradictory information from local West Wickham conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
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 purchaser.
I am the leaseholder of a first floor flat in West Wickham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
in cases where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to determine the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a West Wickham property is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case affected 2 flats. The number of years remaining on the existing lease(s) was 76.75 and 88.83.
I am thinking of using a web based property lawyer ahead of a West Wickham conveyancing firm. Should I ‘stay local’?
There are advantages of having the opportunity to attend a local West Wickham conveyancing solicitor for example
- signing papers and and when necessary
- often being able to see someone face-to-face can make a huge difference, particularly for more complex house moves
- the ability to complain if things are not going as expected
When analysing quotes, look carefully for hidden extras. The majority decent West Wickham high street solicitors give an all-inclusive figure. Many online companies seem to offer discounted fees, yet have burried 'extras' in the fine print.