My IFA has asked me for my Greenwich law firm’s panel reference for the Lloyds conveyancing panel. Can you suggest how I find this out. I have tried my local Greenwich office but they don't know it.
Have you tried contacting your Greenwich conveyancing practitioner about this?. Most Greenwich conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
The Greenwich conveyancing firm that I appointed last week on my purchase in Greenwich have without warning closed. They were on acting for me because I had to have a firm on the Kent Reliance conveyancing panel and my preferred Greenwich lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
How can we know in advance if a Greenwich conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Greenwich seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
I can not fathom if my bank requires a lease extension. I have telephoned my Greenwich bank branch on numerous occasions and was told they are content with the situation and they will lend. My Greenwich conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
Your property lawyer must comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I recently had an offer accepted on a house in Greenwich. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I own a semi-detached Edwardian property in Greenwich. Conveyancing solicitor acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Greenwich and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who carried out the work.
My husband and I are first time buyers - had an offer accepted, but the estate agent advised that the seller will only go ahead if we use the agent's preferred solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Greenwich
We suspect that the owner is not behind this demand. Should the vendor require ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make the point that (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Greenwich conveyancing solicitors - as opposed tothose that will earn the estate agent a kickback or meet his conveyancing thresholds demanded by senior management.
I have just appointed agents to market my ground floor flat in Greenwich. Conveyancing is yet to be initiated, however I have recently received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the maintenance contribution as normal as all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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. This will smooth the conveyancing process.
I am the proprietor of a basement flat in Greenwich. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Greenwich conveyancing firm who can help.
An example of a Lease Extension decision for a Greenwich property is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case affected 2 flats. The remaining number of years on the lease was 72 years.