I am progressing with the sale of my maisonette in Eltham and the estate agent has just e-mailed to advise that the purchasers are switching conveyancer. I am told that this is due to the fact that the lender will only work with solicitors on their approved list. Why would a major lender only deal with specific law firms rather the firm that they want to choose for their conveyancing in Eltham ?
Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lenders justify this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial property in Eltham?
Many commercial conveyancing solicitors in Eltham will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Eltham. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Eltham.
For every commercial conveyancing transaction in Eltham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Eltham commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Eltham.
I have justdiscovered that Stirling Law have closed. They conducted my conveyancing in Eltham for a purchase of a leasehold flat 12 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Eltham conveyancing specialists.
I am looking for a ground for flat up to £235,500 and found one close by in Eltham I like with a park and station in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Eltham for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage that many years will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor 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. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
How do I use the search app to choose a conveyancing solicitor in Eltham on the authorised to act for my mortgage?
First choose a mortgage company such as Birmingham Midshires, Coventry Building Society or Platform Home Loans Ltd then type in your location e.g. Eltham. Conveyancing organisations in Eltham and further afield will then be identified.
Completion is due on the sale of our £475,000 maisonette in Eltham on Friday in a week. The managing agents has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Eltham?
Eltham conveyancing on leasehold apartments usually involves the purchaser’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions most will be willing to assist. They may levy a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge required by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration fees, without which the charge is technically not due. In reality you have little choice but to pay whatever is demanded if you want to sell the property.
Having spent months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Eltham. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord or if there is dispute 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 sum to be paid.
An example of a Lease Extension case for a Eltham property 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 was in relation to 1 flat.