My husband and I are planning to purchase a home in Forest Hill and are in fact using a Forest Hill conveyancing firm. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. The Mortgage Works have this afternoon contacted us to advise us that they have now hit a problem as our Forest Hill conveyancer is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Forest Hill solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We are looking to buy a property and require a conveyancing solicitor in Forest Hill who is on the Nationwide conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Forest Hill.
I have been told that property searches are the number one cause of delay in Forest Hill conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Forest Hill.
I decided to have a survey completed on a house in Forest Hill in advance of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders tend not issue a mortgage on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Forest Hill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Forest Hill to see if the conveyancing will be more expensive.
All being well we will complete the sale of our £350,000 maisonette in Forest Hill in nine days. The landlords agents has quoted £348 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Forest Hill?
Forest Hill conveyancing on leasehold apartments normally requires the buyer’s solicitor submitting questions for the landlord to address. Although the landlord is under no legal obligation to address these enquiries most will be willing to assist. They are at liberty to invoice a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The management information fee demanded by the landlord must be sent together with a summary of rights and obligations in respect of administration fees, without which the charge is technically not due. Reality however dictates that one has no choice but to pay whatever is demanded if you want to complete the sale of your home.
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Forest Hill. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a Forest Hill conveyancing firm who can help.
An example of a Lease Extension decision for a Forest Hill premises is Flat 1 40-42 Ewelme Road in August 2012. the Tribunal assessed the premium for the lease extension in the sum of £11,800 This case was in relation to 1 flat. The unexpired term as at the valuation date was 61.81 years.
Me and my fiance are looking at buying our first property in Forest Hill. Please can you suggest a cheap Forest Hill lawyer that will represent us as well as act for Coventry BS?
LenderPanel.com is restricted to being a directory service for conveyancers who want to be listed as being on the approved conveyancing panel for Coventry BS in certain areas for instance Forest Hill . We dont recommend any particular property lawyer.