Me and my fiance are purchasing a 1 bedroom flat in Greenwich with a mortgage. We would like to retain our Greenwich lawyer, but the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Greenwich conveyancing practitioner as well as pay for one of their panel firms to act for them. We feel that this is unjust; can we not demand that the bank use our Greenwich solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Greenwich conveyancing lawyer to apply to be on the conveyancing panel.
I am helping my sister sell her property in Greenwich. Does the conveyancer order the energy assessment or should I organise this?
After the abolition of HIPs, energy performance certificates remained a mandatory element of selling a property. An energy performance certificate needs to be commissioned in advance of the property being marketed. This is not a task that lawyers normally organise. If you are using a Greenwich conveyancing practitioner they may help arrange energy performance certificates given their contacts with reputable Greenwich energy assessors
My bid for a property was accepted at auction in Greenwich. Conveyancing is necessary. What happens now?
Now that you are legally bound yourself to purchase you should instruct a conveyancing solicitor quickly as you will have a pending a fixed date to complete the transaction. An auction property should have a corresponding legal set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold property the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should hand this to the solicitor working for you as soon as possible. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
I have a mortgage with Bank of Ireland for my property in Greenwich. Conveyancing has been completed 12 months 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 buy-to-let mortgage or inform Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval before renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland 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 Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel lawyer.
I have todaybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Greenwich for a purchase of a leasehold flat 12 months ago. How can I check that the property is in my name in the name of the former proprietor?
The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Greenwich conveyancing specialists.
How does conveyancing in Greenwich differ for new build properties?
Most buyers of new build or newly converted property in Greenwich come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Greenwich usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Greenwich or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Greenwich is the location of the property. Can you shed any light on this issue?
Flying freeholds in Greenwich are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Greenwich you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Greenwich may determine 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 premises.
I am thinking of appointing a conveyancing lawyer in Greenwich for my house move. Is it possible to check a firm’s complaints history with the profession’s regulator?
You may see documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded call for training reasons.