My Conveyancer in Chislehurst is not on the The Royal Bank of Scotland Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the The Royal Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Chislehurst solicitors but The Royal Bank of Scotland will need to retain a conveyancer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges and result in frustration.
- Choose an alternative lawyer to act in the conveyancing, obviously checking they are on the The Royal Bank of Scotland panel
We are getting the release of further funds on our home loan from Santander as we wish to conduct renovations to our home in Chislehurst. Are we obliged to appoint a bricks and mortar Chislehurst solicitor on the Santander conveyancing panel to deal with the legals?
Santander would not normally appoint a member of their conveyancing panel 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 Santander conveyancing panel.
I am expecting a AIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Chislehurst solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Chislehurst solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I am selling my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being difficult. The Chislehurst solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm purchasing a new build house in Chislehurst with a loan from Lloyds TSB Bank. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my conveyancer about the side-deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking to sell my house. My previous conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Chislehurst if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Chislehurst. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
Back In 2003, I bought a leasehold flat in Chislehurst. Conveyancing and Bank of Scotland mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Chislehurst who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Chislehurst conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have given up trying to purchase the freehold in Chislehurst. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee landlord 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 LVT to judgment on the premium.
An example of a Lease Extension case for a Chislehurst flat is 70 Andace Park Gardens 133-149 Widmore Road in November 2013. Tribunal determined that the premium payable for the lease extension was £10,052 This case affected 1 flat. The number of years remaining on the existing lease(s) was 72 years.
We are in the middle of buying a house in Chislehurst. Conveyancing solicitor has told us the property is "Leasehold". Will this likely adversely affect our mortgage valuation?
Chislehurst conveyancing does not in most situations involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the saleability too much.
On the flip side, if it's, say, Sixty years it will have a adverse effect on the saleability, and probably wouldn't be acceptable to the mortgage company. The length of lease and ground rent will be stated in the lease to be supplied to your conveyancing practitioner.