Me and my partner are buying a 1 bedroom apartment in Tolworth with a mortgage. We wish to retain our Tolworth lawyer, however the mortgage company advise he's not on their "panel". It seems we have no choice but to appoint one of the bank panel conveyancing practices or retain our Tolworth conveyancing practitioner and pay for one of their panel lawyers to act for them. This seems very unfair; can we not demand that the mortgage company use our Tolworth conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Tolworth conveyancing lawyer to apply to be on the conveyancing panel.
We are purchasing a 3 bedroom semi in Tolworth. The intention is to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to ascertain if these alterations are permitted?
Your solicitor will check the deeds as conveyancing in Tolworth will occasionally reveal restrictions in the title deeds which restrict certain changes or need the permission of another owner. Many extensions call for local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being problematic. The Tolworth solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a house in Tolworth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tolworth solicitor is on the Clydesdale conveyancing panel.
I require expedited conveyancing in Tolworth as I am under a deadline to sign on the dotted line in less than 2 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free buyer you are at free not to have searches carried out although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Tolworth the following are instances of what can appear and adversely affect the marketability of the property: Enforcement Actions, Overdue Charges, Overdue Grants, Unadopted Roads,...
It has been 2 months since my purchase conveyancing in Tolworth took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a ground for flat up to £305k and found one round the corner in Tolworth I like with open areas and station in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Tolworth for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan the shortness of the lease will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.