I am considering applying for a TSB mortgage for purchase of a new build (under development) in Abbey Wood with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?
There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Is it the case that all Abbey Wood CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved practices?
A selection of lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
My husband and I have organised a further advance on our home loan from Barclays as we intend to carry out renovations to our home in Abbey Wood. Are we obliged to appoint a high street Abbey Wood solicitor on the Barclays conveyancing panel to deal with the paperwork?
Barclays would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
My sealed bid on a house in Abbey Wood has been agreed to, but there is a chain. The vendors have offered on on an apartment, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a nearby conveyancing solicitor in Abbey Wood. What do I do now? At what point do I apply for the mortgage with Leeds Building Society?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Abbey Wood conveyancing search charges, etc). First, you must ensure that your property lawyer is on the Leeds Building Society approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. During a rising market many purchasers would apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with the conveyancing in Abbey Wood.
About to purchase a new build apartment in Abbey Wood. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Abbey Wood
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There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey carried out on a property in Abbey Wood in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend not give a mortgage on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check via 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 Abbey Wood. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Abbey Wood to see if the conveyancing will be more expensive.
I am looking for a conveyancing lawyer in Abbey Wood for my home move. Can I check a solicitor's record with the legal regulator?
Anyone may find presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.
My wife and I may need to rent out our Abbey Wood garden flat for a while due to a career opportunity. We used a Abbey Wood conveyancing firm in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
A lease governs relations between the freeholder and you the flat owner; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Abbey Wood do not prevent subletting altogether – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Abbey Wood. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the price payable.
An example of a Lease Extension decision for a Abbey Wood premises 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 related to 13 flats. The unexpired term was 76 years.