How up to date is your database of Greenhithe solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?
Greenhithe conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Greenhithe conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
The mortgage over my property is with Lloyds for my property in Greenhithe. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval in advance of renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.
Coventry BS have agreed my mortgage in principle, my offer on a flat in Greenhithe has been accepted, what happens next?
The estate agent will want to be advised as to your lawyer's details (be sure the solicitors are on the bank’s approved list). Telephone Coventry BS or your broker and finalise any relevant paperwork. Coventry BS will instruct a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Coventry BS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Greenhithe.
I'm buying a new build house in Greenhithe benefiting from help to buy. The sellers would not budge the price so I negotiated 6k of additionals instead. The estate agent told me not reveal to my solicitor about the deal as it will impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Greenhithe is the location of the property. What do you suggest?
Flying freeholds in Greenhithe are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Greenhithe you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Greenhithe may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How can the Landlord & Tenant Act 1954 affect my business property in Greenhithe and how can you help?
The 1954 Act affords a safeguard to commercial leaseholders, granting the a statutory right to make a request to court for a new tenancy and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Greenhithe is one of our many areas of the UK in which our lawyers are based
I am due to assess quotes for conveyancing in Greenhithe from various conveyancing practitioner and appoint one. Do I tell them to hold tight until I have found somewhere to purchase.
We suggest that you wait to get your conveyancer to start work and order searches after the offer has been agreed to on the property especially as Greenhithe conveyancing searches are a couple of hundred pounds.