Me and my partner are acquiring a leasehold flat in Lewisham. My lawyer has never been on on the bank approved list. Am I still permitted to appoint my Lewisham conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
Various options include
- Complete the deal with your chosen Lewisham solicitor but your mortgage company will no doubt instruct a conveyancer on their approved panel. The net result is additional cost and likely frustration.
- Choose a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to do everything possible to get listed on the mortgage company conveyancing panel
We are purchasing a house and require a conveyancing solicitor in Lewisham who is on the Bank of Ireland conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Lewisham.
I am assisting my aunt sell her property in Lewisham. Does the solicitor order the energy performance certificate or should I organise this?
Following the abolition of Home Information Packs, EPC’s became a compulsory part of selling a property. An EPC should be commissioned in advance of the property being placed on the market. It is not something that solicitors normally organise. Where you are using a Lewisham conveyancing practitioner they may be willing to arrange EPC’s given their contacts with long established local energy assessors
My partner and I have organised a further advance on our home loan from RBS as we wish to carry out alterations to our house in Lewisham. Do we need to appoint a bricks and mortar Lewisham solicitor on the RBS conveyancing panel to handle the paperwork?
RBS do not ordinarily instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
I am buying a property in Lewisham. One unusual aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Leeds Building Society your lawyer must follow the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to Leeds Building Society where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not limited to Lewisham.
I need some quick conveyancing in Lewisham as I am faced with pressure to sign on the dotted line in less than one month. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at liberty not to have searches carried out although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Lewisham the following are examples of issues that can crop up and adversely affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
Is it simple use your search tool to choose a conveyancing lawyer in Lewisham on the approved list for my bank?
First choose a mortgage company such as Nationwide Building Society, The Royal Bank of Scotland or Barclays Direct then specify your preferred area a common one being Lewisham. Conveyancing practices in Lewisham and across England and Wales will then be listed.
I am looking at a two apartments in Lewisham both have about fifty years remaining on the lease term. Will this present a problem?
There are no two ways about it. A leasehold flat in Lewisham is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the value of the property. For most purchasers and banks, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Lewisham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Having spent months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Lewisham. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We can put you in touch with a Lewisham conveyancing firm who can help.
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 residue of the current lease was 72 years.