Can you vouch for a Halifax approved Bexley conveyancing lawyer that can complete within 10 days? Would it be better to use a high street Bexley firm or an online comparison site?
We can recommend some very good Bexley conveyancing firms. You can also walk up the high street in Bexley. Visit some well established firms and ask to speak with a conveyancing solicitor for a costs illustration. Explain your expectations together with your reasons and get an assurance on speed. Select the lawyer that you are most comfortable with.
Does a directory service exist listing Co-operative panel conveyancers in Bexley on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings visible over the internet. If you are looking for a Bexley conveyancing practitioner on the Co-operative please use our facility.
I am buying a property in Bexley. An unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Clydesdale your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Clydesdale where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Bexley.
I have paid off my mortgage with Co-operative. I assume I don't need a Bexley solicitor on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I'm buying my first flat in Bexley benefiting from help to buy. The builders refused to reduce the price so I negotiated £7000 of extras instead. The sale representative told me not inform my conveyancer about this deal as it would adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a property in Bexley before instructing solicitors. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks tend refuse to grant a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bexley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bexley to see if the conveyancing will be more expensive.
Helen (my wife) and I may need to let out our Bexley garden flat temporarily due to a career opportunity. We instructed a Bexley conveyancing practice in 2003 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Bexley do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Despite our best efforts, we have been unsuccessful in negotiating a lease extension in Bexley. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a Bexley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Bexley premises is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.
The conveyancing solicitors carrying out our conveyancing in Bexley has sent documents to review that state the land is unregistered with epitome documents. How can it be that the property not registred at the Land Registry?
It is unusual for property in Bexley not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Bexley conveyancing lawyers will be able to handle this type of conveyancing but in the event that uncertainty prevails the usual recommendation presently is for the current owners to register the title first and then sell - this no doubt cause a significant delay.