We are planning to acquire a house and need a conveyancing solicitor in Charlton who is on the Bank of Ireland solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Charlton.
Please explain the implications if my solicitor is removed from the Co-operative Solicitor panel ahead of completing my conveyancing in Charlton?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My wife and I have organised a further advance on our mortgage from Lloyds as we wish to conduct a loft conversion to our house in Charlton. Are we obliged to choose a local Charlton solicitor on the Lloyds conveyancing panel to handle the legals?
Lloyds do not ordinarily appoint 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 Lloyds conveyancing panel.
Intending to buy a flat in Charlton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Charlton property lawyer is on the Clydesdale conveyancing panel.
Aldermore have agreed my home loan in principle, my offer on a house in Charlton has been agreed to, what happens next?
Your property agent will need to be advised as to your lawyer's details (be sure the solicitors are on the lender’s approved list). Telephone Aldermore or your broker and complete any appropriate documentation. Aldermore will sellect a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Aldermore will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Charlton.
A colleague advised me that if I am buying in Charlton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Charlton conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Charlton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Charlton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Charlton.
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Charlton I like with amenity areas and transport links nearby, however it's only got 49 years unexpired on the lease. There is not much else in Charlton in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan that many years will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass 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 speak to your conveyancing solicitor regarding this.
As co-executor for the will of my father I am selling a house in Swansea but live in Charlton. My solicitor (who is 200 miles awayrequires that I execute a stat dec prior to completion. Could you suggest a conveyancing solicitor in Charlton to attest this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are located in Charlton