My financial adviser says he needs my Greenhithe solicitor’s panel reference for the HSBC conveyancing panel. Can you suggest how I find this out. I have contacted my local Greenhithe branch but they have not responded to me.
The sensible thing to do is ask for this information from your Greenhithe solicitor . They keep a central record lender panel numbers.
I am considering remortgaging my apartment in Greenhithe, does my lawyer need to be on the Kent Reliance Solicitor panel?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Greenhithe property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
The mortgage over my property is with Skipton for my property in Greenhithe. Conveyancing was finalised months ago. Should I wish 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 Skipton?
Your original mortgage agreement with Skipton will provide that you need their approval in advance of renting your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton 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 Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.
TSB have agreed my home loan in principle, my offer on a apartment in Greenhithe has been accepted, now what?
The property agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Contact TSB or the broker and complete any relevant documentation. TSB will sellect a valuer who will get in contact with the selling agent or vendor to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. TSB will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Greenhithe.
My partner and I are planning on selling our property in Greenhithe and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Greenhithe conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Greenhithe. Having lived in Greenhithe for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am using a search engine for the words conveyancing in Greenhithe it shows results of many conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancer for the sale of my house?
The best method of finding a suitable conveyancer is via personal testimonial, so seek the counsel of friends and family who have purchased a property in Greenhithe or a respected estate agent or mortgage broker. Charges for conveyancing in Greenhithe vary, so it's sensible to obtain a minimum of three estimates from different law firms. Be sure to seek confirmation what costs in the quote includes.
Do you have any top tips for leasehold conveyancing in Greenhithe from the point of view of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Greenhithe can be avoided if you get in touch lawyers the minute you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ representatives. If you have had conflict with your landlord or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to ongoing. Many freeholders or managing agents in Greenhithe levy fees for supplying management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Greenhithe. If you hold a share in a the freehold, you should make sure that you are holding the original share certificate. Organising a duplicate share certificate can be a lengthy formality and frustrates many a Greenhithe home move. If a duplicate share certificate is needed, do contact the company director and secretary or managing agents (where relevant) for this as soon as possible.
I have had difficulty in trying to purchase the freehold in Greenhithe. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price payable.
An example of a Lease Extension matter before the tribunal for a Greenhithe property 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 was in relation to 13 flats. The unexpired residue of the current lease was 76 years.