Do I have to pop into the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Abbey Wood so that I can attend their offices if necessary.
Most conveyancing panel lawyers for mortgage companies undertake the vast majority of work through Royal Mail, e-mail or over the phone. This enables them to carry out the conveyancing transaction regardless of where you live in the country. However you should see if you have the option of going to the offices of your conveyancing lawyer if just in case this is required.
Me and my partner are buying a property in Abbey Wood. I might seem paranoid but how we can trust a lawyer? At some point we will need to put funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had selected solicitors located in Abbey Wood on the UBS solicitor approved list. They are now charging me a supplemental fee for the legal aspects of the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer is entitled to levy a fee for this. This fee is not dictated by UBS but by your Abbey Wood lawyer. Plenty of firms on the UBS panel will quote ’dealing with mortgage’ fee and others do not.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being pedantic. The Abbey Wood solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
I am buying a new build flat in Abbey Wood. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Abbey Wood
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am looking for a leasehold apartment up to £245,000 and identified one near me in Abbey Wood I like with amenity areas and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Abbey Wood for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you require a mortgage that many years will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I am employed by a busy estate agency in Abbey Wood where we have experienced a number of leasehold sales jeopardised due to short leases. I have received inconsistent advice from local Abbey Wood conveyancing firms. Can you clarify whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have 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 disposal of the property.
Alternatively, it may be possible 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 buyer.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Abbey Wood conveyancing firm to help?
You certainly can. We are happy to put you in touch with a Abbey Wood conveyancing firm who can help.
An example of a Lease Extension decision for a Abbey Wood property is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The remaining number of years on the lease was 76 years.
I acquired a property in Abbey Wood last 8/10/2024 and to date it is still not registered with the Land Registry. It was part of a development site and my property lawyer told me that it can take over a year to complete the registration formalities. I have contacted HMLR directly and they say that the initial application was cancelled due to failure to reply to requisitions. What can I do?
It is your lawyer that you really need to turn to here in order to satisfy any concerns which have been raised as part of the registration process for your Abbey Wood property. Normal Abbey Wood conveyancing practice includes an undertaking on the part of the seller's conveyancer that they will assist in resolving any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.