My fiancee and I are acquiring our first home. The property lawyer has texted usto enquire if we want to order supplemental conveyancing searches. As novices we are clueless as to what's relevant for conveyancing in Eltham
The quantity and type of Eltham conveyancing searches should be triggered based entirely on the property, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your general appetite to risk. What matters is that you properly appreciate what information the searches could supply. Then you can make a decision if you consider that you need that search. If uncertain, ask your solicitor to explain.
My husband and I are purchasing a purpose built flat in Eltham with a residential mortgage from Coventry Building Society.We have a Eltham conveyancing lawyer but Coventry Building Society says he's not listed on their "panel". We have to appoint a Coventry Building Society panel solicitor or keep our local solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan issued to you is subject to its terms and conditions, a common one being that lawyers will be on the Coventry Building Society conveyancing panel. Until recently, 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 Coventry Building Society
We are planning to move house in January. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Eltham. Conveyancing solicitor was organised before I stumbled across your website.
On the afternoon of completion you will need to pick up the house keys from the estate agent however this can only happen after the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be collected. After that you should inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you find a conveyancing in Eltham or a solicitor that specialises in conveyancing in Eltham.
I'm the single beneficiary of my late mum's will and I have everything in my name now, including the my former home in Eltham. The Eltham property was put into my name in November. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the property in November. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view banks take of it, depend on the lender as this requirement is principally there to capture subsales or the quick reselling of properties.
The formalities of my purchase has taken place for my property in Eltham. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I require fast conveyancing in Eltham as I am under a deadline to sign on the dotted line inside 3 weeks. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are not obtaining a mortgage you are at free not to have searches carried out although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Eltham the following are examples of what can appear and therefore affect market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...
I own a 4 bedroom Victorian house in Eltham. Conveyancing lawyer acted for me and Halifax. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Eltham and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
Estate agents have just been given the go-ahead to market my basement flat in Eltham. Conveyancing solicitors are to be appointed soon, however I have just had a quarterly service charge demand – Do I pay up?
The sensible thing to do is clear the service charge as usual because all rents and service payments will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Eltham conveyancing firm to assist?
if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the amount due.
An example of a Lease Extension matter before the tribunal for a Eltham flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.