We were about to instruct a conveyancing solicitor in Erith endorsed on your site but have come across alternative fee calculations via the web look cheaper – why is this?
You can find numerous solicitors promoting supposedly cheap conveyancing, but supplementalcosts end up with the completion invoice totally different to the one you expected. In accordance with regulatory requirements charges listed in terms of engagement should be equitable raised The solicitors that we list for conveyancing in Erith clearly state all charges for the property you intend topurchase.
My aunt passed away last year and as sole heir and executor I was left the property in Erith. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Where you plan to refinance then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
I am purchasing a property in Erith. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
Given that you are obtaining a mortgage with Skipton your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Skipton. The CML Handbook includes minimum requirements for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease does not comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not isolated to Erith.
I have a mortgage with RBS for my property in Erith. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
RBS must be informed of your intention before renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel lawyer.
Intending to buy a house in Erith. 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 Leeds Building Society 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 Erith solicitor is on the Leeds Building Society conveyancing panel.
A relative suggested that if I am purchasing in Erith I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Erith conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Erith around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Erith Education with plans and statistics, Local Amenities and other useful data regarding Erith.
How does the Landlord & Tenant Act 1954 impact my business property in Erith and how can you help?
The particular law that you refer to provides protection to business tenants, granting the right to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Erith
Estate agents have just been given the go-ahead to market my basement flat in Erith. Conveyancing has not commenced, however I have just had a yearly service charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as you normally would because all ground rent and service payments should be allotted on completion, so you will be reimbursed by the buyer 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 given up trying to purchase the freehold in Erith. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the price.
An example of a Lease Extension decision for a Erith flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The number of years remaining on the existing lease(s) was 76 years.