We decided to go with a high street lawyer for our conveyancing in Plumstead yesterday. After carefully reading the Terms I noteI am on the hook for charges even where the transaction does not complete. Should I ditch them and appoint an on-line lawyer offering no-sale-no-fee conveyancing in Plumstead?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be more expensive to offset the transactions that do not go ahead. Do bear in mind that such schemes rarely cover disbursements e.g. Plumstead conveyancing search fees.
I just acquired a house at auction in Plumstead. Conveyancing is required. What happens now?
Now that you have to all intents and purposes signed on the dotted line you should appoint a conveyancing solicitor quickly as you now have a tight deadline in which to complete the conveyancing. An auction property will ordinarily have a corresponding auction set of papers. This will likely include most,if not all of the paperwork that your conveyancer will need. In the case of leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to hand this to the solicitor instructed by you ASAP. Do make sure that your finances are organised to complete the transaction on the set completion date.
Can you point me to a directory of Bank of Ireland panel conveyancers in Plumstead on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings visible online. If you are in need of a Plumstead solicitor on the Bank of Ireland please use our facility.
Intending to buy a apartment in Plumstead. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Plumstead lawyer is on the Aldermore conveyancing panel.
I have been on the look out for a flat up to £235,500 and found one near me in Plumstead I like with open areas and transport links in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Plumstead for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage that many years may be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
Am I right to be concerned that estate agents that I am dealing with are recommending a nationwide conveyancing firm rather than a High Street Plumstead conveyancing firm?
As with many professional services, often recommendations from connections can be extremely useful or valuable. Yet there are many players in a conveyancing matter; estate agents, financial adviser and banks may put forward conveyancers to instruct. Sometimes the solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the right to appoint your preferred conveyancer. Don't forget that most lenders specify a panel list of conveyancers you are obliged to use for the lender aspect of your transaction.
I have been sourcing a conveyancing lawyer in Plumstead for my home move. Can I review a solicitor's complaints history with the legal regulator?
Anyone may find published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.
I work for a reputable estate agency in Plumstead where we have experienced a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Plumstead conveyancing firms. Can you shed some light as to whether the seller of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a a ground floor purpose built flat in Plumstead. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Plumstead conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Plumstead residence 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 affected 1 flat.