I am acquiring property in Swanscombe. My lawyer is not listed on the mortgage company solicitor list. Can I still continue with my Swanscombe conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
One will need to instruct a solicitor to complete the formalities if you require a mortgage to purchase your home. They will carry out all the essential investigations on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. You can appoint a Swanscombe property lawyer of your choosing. Nevertheless, where the conveyancing practitioner selected is not a member of the lender solicitor panel additional charges will arise as separate legal representation will be required by them. Bank panel applications may be submitted, so if your conveyancer has not previously applied for membership they should take the opportunity to apply.
Do the conveyancing solicitors that you recommend perform right to buy conveyancing in Swanscombe?
We do have a number of conveyancing lawyers who can handle right to buy conveyancing Do e-mail us to obtain a costs illustration.
Should my solicitor be raising enquiries regarding flooding as part of the conveyancing in Swanscombe.
Flooding is a growing risk for conveyancers dealing with homes in Swanscombe. Some people will buy a house in Swanscombe, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a various checks that may be initiated by the buyer or by their conveyancers which will figure out the risks in Swanscombe. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to discover if the premises has suffered from flooding. In the event that the property has been flooded in past and is not notified by the seller, then a purchaser may issue a legal claim for losses as a result of such an misleading answer. A purchaser’s lawyers will also carry out an environmental report. This should disclose whether there is any known flood risk. If so, more detailed investigations will need to be made.
I have been on the look out for a ground for flat up to £305k and identified one round the corner in Swanscombe I like with amenity areas and station in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Swanscombe for this price, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
My husband and I are novice buyers - agreed a price, but the estate agent informed us that the vendor will only issue a contract if we instruct their recommended lawyers as they want a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Swanscombe
We suspect that the owner is unaware of this ultimatum. Should the vendor require ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Swanscombe conveyancing lawyers - not the ones that will earn their estate agent a kickback or achieve conveyancing thresholds demanded by senior management.
I own a ground floor flat in Swanscombe. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the premium.
An example of a Lease Extension case for a Swanscombe property is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired term was 76 years.
Are there common problems that you come across in leases for Swanscombe properties?
There is nothing unique about leasehold conveyancing in Swanscombe. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are missing. The following missing provisions could result in a defective lease:
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A provision to repair to or maintain elements of the property
A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Bank of Scotland, and Bank of Ireland all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to withdraw.