My Bexley lawyer has discovered a difference when comparing the assumptions in the valuation survey and what is in the legal papers for the property. My solicitor says that he is obliged to check that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach right?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Various internet forums that I have come across warn that are the number one cause of hinderance in Bexley house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Bexley.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Bexley is the location of the property. What do you suggest?
Flying freeholds in Bexley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bexley you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bexley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I need to instruct a conveyancing lawyer in Bexley for my remortgage. Is it possible to check a solicitor's record with the legal regulator?
Anyone can find presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, call 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 could monitor telephone calls for training requirements.
All being well we will complete the sale of our £175,000 apartment in Bexley next Thursday. The management company has quoted £324 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Bexley?
Bexley conveyancing on leasehold apartments usually involves the purchaser’s solicitor submitting enquiries for the landlord to address. Although the landlord is not legally bound to respond to these enquiries the majority will be content to assist. They are at liberty to invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some cases it is in excess of £800. The administration charge demanded by the landlord must be accompanied by a summary of rights and obligations in relation to administration fees, without which the charge is technically not due. Reality however dictates that one has little choice but to pay whatever is demanded if you want to exchange contracts with the buyer.
I am the leaseholder of a a ground floor purpose built flat in Bexley. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
if there is a absentee landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the price payable.
An example of a Lease Extension decision for a Bexley flat 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.
My sealed bid on detached house in Bexley has been agreed to, but there is a chain. The current proprietors have offered on a property, although it’s not yet agreed to, and are looking at other properties in the pipeline. I have instructed a local conveyancing lawyer in Bexley. What do I do now? At what point should I apply for the mortgage with Nottingham?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Bexley conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Nottingham approved list. As to the subsequent phase this very much depends on the specifics of your case, desire for the property and on the state of the market. During a hot market some home buyers would apply for a home loan with Nottingham and arrange for the survey and only if it comes back ok would they ask their solicitor to move forward with the conveyancing in Bexley.