We were just about to sign contracts for a garden flat in Deptford. We have hit a problem. The loan offer with Lloyds TSB Bank expires on 10/8/2026 but the vendors are insisting on a completion date of 12/8/2026. Can one extend the mortgage expiry date?
The person best placed to address this issue is your lawyer who will determine if he or she is better off negotiating with the mortgage company, owner’s representatives, estate agents or conceivably all three given what has happend in your conveyancing as of today.
We are purchasing a purpose built apartment in Deptford with a loan from Godiva Mortgages Ltd.We like our Deptford conveyancing solicitor but Godiva Mortgages Ltd informed us her practice is not listed on their approved list of member firms. we are left little option but to use a Godiva Mortgages Ltd panel solicitor or keep our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Godiva Mortgages Ltd use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its various provisions, one of which will be that solicitors needs to be on the Godiva Mortgages Ltd approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd
I am assisting my mother sell her property in Deptford. Will the conveyancing solicitor commission the energy assessment or do I organise this?
Following the abolition of Home Packs, energy assessments was maintained a compulsory component of selling a house. An energy assessment must be to hand before the property is put on the market. This is not as aspect of the sale process that law firms ordinarily arrange. Where you are using a Deptford conveyancing practitioner they might be willing to arrange EPC’s given their relationships with long established Deptford accredited person
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Deptford property lawyer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
About to purchase maisonette in Deptford. 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 Kent Reliance 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 Deptford conveyancer is on the Kent Reliance conveyancing panel.
We are planning on selling our house in Deptford and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an online conveyancing outfit as opposed to a conveyancing solicitor in Deptford. We have lived in Deptford for many years we know that this is a non issue. Should we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Deptford I like with amenity areas and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Deptford in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan that many years will likely be a potential deal breaker. 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 a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
There are only Seventy years left on my lease in Deptford. I am keen to extend my lease but my landlord is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to find the landlord. In some cases a specialist would be useful to conduct investigations and prepare an expert document which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Deptford.
After years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Deptford. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where 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 calculate the premium.
An example of a Freehold Enfranchisement case for a Deptford premises is 41 Endwell Road in March 2013. this matter relateed to the acquisition of the freehold of a mid- terraced Victorian house converted into three separate self-contained dwellings. By an order dated 28/11/2012, Deputy District Judge Cole in the Bromley County Court held that the leaseholders were entitled to acquire the freehold and directed that the premium payable be determined by this Tribunal. The Tribunal assessed the premium to be £14,753 This case related to 3 flats. The remaining number of years on the lease was 80.01 years.