My wife and I are buying a 3 bedroom flat in Avery Hill with a mortgage. We have a Avery Hill solicitor, but the lender says she’s not on their "panel". We have to appoint one of the lender panel solicitors or keep our Avery Hill lawyer and pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to insist that the bank use our Avery Hill property lawyer ?
Unfortunately,no. The mortgage offered to you 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 Avery Hill conveyancing lawyer to apply to be on the conveyancing panel.
We were just about to exchange contracts for a freehold house in Avery Hill. We encountered a stumbling block. The mortgage offer with Barnsley Building Society expires on 18/8/2025 but the vendors are putting forward a completion date of 20/8/2025. Is it possible to extend the mortgage expiry date?
The best person to deal with your issue is your conveyancer who is in a position to calculate whether he or she is should be discussing with the bank, seller’s conveyancers, property agents or indeed all parties based on what has happend in your transaction as of today.
It is 10 years ago since I purchased my property in Avery Hill. Conveyancing lawyers have just been retained on the sale but I am unable to track down my title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by your lender or they could still be with the solicitor who acted in your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Avery Hill relates to registered property but in the rare situation where your property is unregistered it is more of a problem but is resolvable.
I am buying a right to buy a flat in Avery Hill. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Avery Hill you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Avery Hill.
Just had an offer accepted on a new build flat in Avery Hill. Conveyancing is a frightening process 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 is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Avery Hill
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Avery Hill I like with a park and railway links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Avery Hill suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage that many years will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.