We are soon to complete on the purchase of a house in New Eltham but as a consequence of damage from some water damage at the property I have was able negotiate compensation from the owner of £3k by way of a reduction in the price. I had intended this to be dealt with as part of a side agreement however Skipton will not permit this. Should they have been approached?
Your property lawyer being on the Skipton conveyancing panel is obliged to advise Skipton of any variations to the purchase price. If you prohibit your solicitor to disclose the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new conveyancer for your conveyancing in New Eltham.
We are buying a 3 bedroom apartment in New Eltham with a mortgage from TSB.We use our New Eltham conveyancing lawyer but TSB advised that her practice is not listed on their approved list of firms. we are left little option but to use a TSB panel solicitor or retain our local solicitor and fork out for a TSB panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you is subject to its various provisions, one of which will be that solicitors must be on the TSB solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for TSB
The deeds to my property are lost. The solicitors who did the conveyancing in New Eltham 5 years ago are no longer around. What do I do?
As long as the title is registered the details of your proprietorship will be held by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, find your property and obtain up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
I need to retain a conveyancing solicitor for freehold conveyancing in New Eltham. I have discover a site which seems to have the perfect offering If it is possible to get all the legals completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Do you have any advice for leasehold conveyancing in New Eltham from the perspective of saving time on the sale process?
- Much of the delay in leasehold conveyancing in New Eltham can be avoided where you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives. You believe that you know the number of years left on your lease but it would be advisable double-check via your lawyers. A purchaser's lawyer will not be happy to advise their client to where the lease term is under 75 years. It is therefore important at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have had any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be warry about purchasing a flat where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle 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 are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unsettled. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share document. Obtaining a duplicate share certificate is often a time consuming formality and frustrates many a New Eltham home move. Where a reissued share is necessary, you should approach the company officers or managing agents (where relevant) for this at the earliest opportunity. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in New Eltham state that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord approving such changes. Where you fail to have the approvals in place you should not communicate with the landlord without checking with your solicitor in the first instance.
I am the registered owner of a ground-floor 1950’s flat in New Eltham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to determine the price.
An example of a Lease Extension decision for a New Eltham flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.
I have been informed by numerous friends that it may take up to two months for New Eltham conveyancing to complete.This was a month ago. The draft contract was only sent from the vendors lawyer last week so now does it countdown?
You need to be pragmatic concerning timing. Property transactions in New Eltham usually takes about ten weeks. This time period is not because lawyer are slow and deliberately delay matters. The amount of money involved in purchasing any residence is so high, the buyer’s lawyer having to raise a wide range of queries, searches and further checks to protect the purchaser and their mortgage company (if there is to be a home loan) from expensive, avoidable problems. Conveyancing in New Eltham involves seeking information from a range of different parties, for example other solicitor, local councils, private companies, building societies and banks. Some of these are efficient. Others are not. Finally, it doesn't matter how quickly your conveyancer do their job, if the people you are buying from or are selling to aren't ready, nothing can move forward until they are.