We are selling our apartment in Thamesmead. Does the lawyer have to be on the Lloyds conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Thamesmead?
There are many recorded licenced Conveyancers in Thamesmead and Solicitor practices in Thamesmead offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I am assisting my aunt sell her flat in Thamesmead. Will the solicitor order an energy performance certificate or do I organise this?
Following the abolition of Home Packs, energy performance certificates was retained a required component of moving house. An energy assessment needs to be to hand in advance of the property being marketed. It is not something that law firms ordinarily organise. If you are using a Thamesmead conveyancing lawyer they might help arrange energy assessments given their contacts with long established Thamesmead providers
My partner and I have arranged a further advance on our mortgage from Kent Reliance as we wish to carry out improvements to our property in Thamesmead. Are we obliged to choose a high street Thamesmead solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance do not ordinarily appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
I'm buying my first flat in Thamesmead with the aid of help to buy. The developers refused to budge the price so I negotiated 6k of additionals instead. The house builders rep told me not to tell my solicitor about this deal as it would jeopardize my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm converting the mortgage on my current home to a buy to let mortgage with Alliance & Leicester and intend to use the remaining equity towards another house. The neighborhood we are interested in is Thamesmead. Will your solicitors be able to act for the two banks and tie in the conveyances?
Make use of our comparison tool on this site to be sure that the lawyers are on the relevant lender panels. Having checked that they are your conveyancer should be able to connect the two transactions but you should talk with you solicitor and communicate your desired outcome and needs.
My wife and I purchased a leasehold house in Thamesmead. Conveyancing and The Royal Bank of Scotland mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Thamesmead who previously acted has long since retired. Any advice?
First make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Thamesmead conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Thamesmead conveyancing firm to represent me?
if 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 First-tier Tribunal (Property Chamber) to determine the premium.
An example of a Lease Extension decision for a Thamesmead 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 related to 13 flats. The remaining number of years on the lease was 76 years.
When it comes to my conveyancing in Thamesmead should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Thamesmead conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.