Are the Blackheath conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?
Blackheath conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
We are getting a further advance on our mortgage from Nationwide as we wish to carry out renovations to our house in Blackheath. Do we need to choose a bricks and mortar Blackheath solicitor on the Nationwide conveyancing panel to deal with the legals?
Nationwide do not ordinarily require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.
I recently had an offer accepted on an apartment in Blackheath. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £200. Not long after, the solicitor contacted me to say that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Leeds Building Society have agreed my home loan in principle, my offer on a flat in Blackheath has been accepted, what happens next?
The property agent will wish to be advised as to your property lawyer's details (be sure the property lawyers are on the bank’s panel). Telephone Leeds Building Society or the broker and finalise any relevant documentation. Leeds Building Society will instruct a valuer who will get in touch with the estate agent or seller to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Blackheath.
four months have gone by since my purchase conveyancing in Blackheath completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Blackheath I like with open areas and railway links nearby, however it's only got 52 years on the lease. There is not much else in Blackheath suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the shortness of the lease may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
I am using a search engine for the phrase conveyancing in Blackheath it shows results of many property lawyerslocally. How do I determine which is the right conveyancing solicitor for purchase transaction?
The ideal method of finding the right conveyancer is through a trusted referral, so seek the opinion of friends and family who have purchased a property in Blackheath or a local estate agent or mortgage broker. Charges for conveyancing in Blackheath differ, so it's advisable to obtain at least four fee calculations from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.
Back In 2009, I bought a leasehold flat in Blackheath. Conveyancing and Aldermore mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Blackheath who previously acted has now retired. Do I pay?
The first thing you should do is contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Blackheath conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a first floor flat in Blackheath. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
An example of a Lease Extension case for a Blackheath property is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case affected 2 flats. The unexpired term as at the valuation date was 72 years.