My IFA has asked me for my Lewisham solicitor’s panel reference for the HSBC conveyancing panel. How do I find this out. I have tried my local Lewisham office but they cant find it on their system.
The sensible thing to do is ask for this information from your Lewisham lawyer . Most Lewisham conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
What can a local search tell me concerning the house my wife and I buying in Lewisham?
Lewisham conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search is essential in every Lewisham conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
four months have gone by since my purchase conveyancing in Lewisham took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Lewisham differ for new build properties?
Most buyers of new build or newly converted property in Lewisham contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Lewisham typically 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 Lewisham or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Lewisham in advance of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some lenders may not grant a loan on such a property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Lewisham. Conveyancing may be slightly more expensive based on your lender's requirements.
I've recently bought a leasehold flat in Lewisham. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a second floor flat in Lewisham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
if there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to make a decision on the sum to be paid.
An example of a Lease Extension decision for a Lewisham premises 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 was in relation to 2 flats. The unexpired lease term was 72 years.