We are purchasing a 2 bedroom flat in Bexleyheath with a mortgage. We wish to retain our Bexleyheath solicitor, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Bexleyheath conveyancer as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Bexleyheath conveyancing solicitor to apply to be on the conveyancing panel.
Can conveyancing in Bexleyheath to be concluded in under 10 days?
In a situation where the seller is applying a tight deadline for your conveyancing it is advisable to make sure that your lawyer is familiar with the location as they will make use of local contacts and intelligence. It is possible that they may have conducted previousproperties in the same neighbourhood. You would be best advised to use a Bexleyheath conveyancing solicitor. Second, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that nearly one in five of Bexleyheath conveyancing transactions are delayed or jeopardised after discovering a purchaser’s conveyancer was not on their mortgage lender’s member panel. This can often result in the home move being held up by an average of three weeks. It is estimated that this issue impacts in the region of one hundred thousand home moves annually. Most Bexleyheath conveyancing firms can not represent certain mortgage companies so do check as early as possible.
I am helping my aunt sell her property in Bexleyheath. Will the conveyancer arrange the EPC or it is for me to see to?
Following the demise of HIPs, energy performance certificates remained a mandatory element of selling a property. An energy performance certificate must be commissioned before the property is placed on the market. This is not something that conveyancers normally organise. Where you are using a Bexleyheath conveyancing solicitor they may be able to arrange energy performance certificates due to their relationships with reputable local accredited person
I can not work out if my bank requires a lease extension. I have telephoned my Bexleyheath building society branch on numerous occasions and was told it wasn't a problem and they would lend. My Bexleyheath conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their specific requirements. Who do I believe?
Your conveyancer has to comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My sealed bid on a semi in Bexleyheath has been agreed to, but there is a chain. The owners have placed an offer on somewhere, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have instructed a local conveyancing solicitor in Bexleyheath. What do I do now? At what point do I apply for the mortgage with Bank of Ireland?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Bexleyheath conveyancing search charges, etc). First, you must ensure that your solicitor is on the Bank of Ireland conveyancing panel. Concerning the next steps this very much dictated by the specifics of your case, motivation for the property and on the state of the market. During a hot market many home buyers will apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they pay their property lawyer to move forward with searches.
I'm converting the mortgage on my existing property to a BTL mortgage with Santander and intend to use the remaining equity as a deposit on a second house. The area we are talking about is Bexleyheath. Will your lawyers be able to act for both sets of banks and tie in the transactions?
Make use of our search tool on this site to ensure that the solicitors are on the appropriate lender panels. On the basis that they are the conveyancer will be able to simultaneously deal with the two transactions but you should talk with you lawyer and make clear your expectations and needs.
As co-executor for the estate of my grandmother I am disposing of a house in Neath but live in Bexleyheath. My conveyancer (who is 260 kilometers awayneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Bexleyheath who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Bexleyheath based
I work for a busy estate agency in Bexleyheath where we see a number of flat sales put at risk as a result of short leases. I have been given contradictory information from local Bexleyheath conveyancing solicitors. Could you clarify whether the owner of a flat can initiate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Bexleyheath. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Bexleyheath conveyancing firm who can help.
An example of a Lease Extension decision for a Bexleyheath flat 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 number of years remaining on the existing lease(s) was 76 years.