I am expecting a mortgage with Santander. My intention is to instruct a Licensed Conveyancer in Bexley. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I am nearing an exchange on a flat in Bexley and my mum and dad have sent the exchange deposit to my lawyer. I am now told that as the deposit has been received from someone other than me my lawyer needs to disclose this to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
The conveyancing practitioner is duty bound to check with the bank to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
I have been told that property searches are the primary cause of obstruction in Bexley conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Bexley.
My company is planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering competitive charges for non-domestic conveyancing in Bexley for under 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Bexley, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. Regarding the costs this will depend on the structure and complexity of the deal. Please provide us with your contact information or email us so that we can furnish you with a detailed commercial conveyancing quote.
Do you have any top tips for leasehold conveyancing in Bexley from the perspective of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Bexley can be avoided if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ representatives. Many landlords or Management Companies in Bexley levy fees for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Bexley. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Bexley leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord approving such works. If you dont have the consents to hand you should not communicate with the landlord without checking with your lawyer first. Some Bexley leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. You may think that you are aware of the number of years left on your lease but it would be advisable verify this via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is below 80 years. It is therefore essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
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 Bexley conveyancing firm to assist?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the amount due.
An example of a Lease Extension decision for a Bexley property 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 was in relation to 1 flat.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.