I am about to exchange buying a house in Eltham but as a result of damage from some water damage at the property I have managed to agree recompense from the seller of £3k in the form of a adjustment in the price. This was going to be dealt with as part of a side agreement but Clydesdale are not allowing this. Why were they informed?
Any solicitor being on a Clydesdale conveyancing panel is obliged to advise Clydesdale of any amendments to the purchase price. If you were to refuse your lawyer to disclose the reduction to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancer for your conveyancing in Eltham.
I am the registered owner of a freehold house in Eltham yet pay rent, why is this and what is this?
It’s unusual for properties in Eltham and has limited impact for conveyancing in Eltham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
A relative informed me that in buying a property in Eltham there may be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Eltham which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Eltham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being difficult. The Eltham solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Yorkshire BS have agreed my home loan in principle, my bid on a house in Eltham has been accepted, what happens next?
Your estate agent will want to know who your solicitors are (ensure that the lawyers are on the bank’s approved list). Contact Yorkshire BS or your financial adviser and finish off any outstanding forms. Yorkshire BS will appoint a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Yorkshire BS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Eltham.
I require fast conveyancing in Eltham as I am under pressure to sign on the dotted line inside one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
As you are are a mortgage free purchaser you have the choice not to have searches carried out although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Eltham the following are examples of issues that can show up and therefore impact the marketability of the property: Enforcement Actions, Overdue Fees, Overdue Grants, Road Schemes,...
I used Stirling Law a few years ago for my conveyancing in Eltham. Now, I need the files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Eltham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £375,000 apartment in Eltham on Friday in a week. The management company has quoted £420 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Eltham?
For the majority of leasehold sales in Eltham conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
-
Addressing pre-exchange enquiries
Where consent is required before sale in Eltham
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Eltham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or where 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 Leasehold Valuation Tribunal to arrive at 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 related to 1 flat.