My mortgage broker has requested my New Eltham law firm’s panel reference for the HSBC conveyancing panel. Can you suggest how I discover this. I have contacted my local New Eltham office but they have not got back to me yet.
The sensible thing to do is ask for this information from your New Eltham conveyancer . Most New Eltham law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Do the conveyancing lawyers indexed on your site conduct right to buy conveyancing in New Eltham?
We have identified numerous conveyancing lawyers carrying out right to buy transactions You should call us with a view to get a costs calculation.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in New Eltham. Do I pick up the keys to the property on completion from my lawyer? If so, I will instruct a High Street conveyancing solicitor in New Eltham?
On the day of completion you do not need to go to the conveyancers office in New Eltham. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you will be called to receive the keys from the property Agents and move into your new home. Usually this happens early afternoon.
I am buying a property in New Eltham. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
Given that you are obtaining a mortgage with Kent Reliance your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease fails to satisfy these provisions. The specifications relate to the installation of panels on properties countrywide and is not limited to New Eltham.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a New Eltham property lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Me and my brother purchased a renovated Victorian property in New Eltham. Conveyancing solicitor represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching property. Is it worth asking Bank of Scotland to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in New Eltham and other locations in 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 purchasers. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. New Eltham is where the house is located. Is there any guidance you can impart?
Flying freeholds in New Eltham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside New Eltham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Eltham 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 residence.
I'm converting the mortgage on my primary home to a BTL loan with Coventry Building Society and intend to use the remaining equity as a deposit on further house. The neighborhood we are interested in is New Eltham. Will your solicitors be able to act for both sets of banks and link together the two deals?
Do use our comparison tool on this site to ensure that the lawyers are on the relevant lender panels. Assuming that they are your conveyancer should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you lawyer and make clear your expectations and needs.