Much to our surprise we have been informed by our estate agent that my Thamesmead lawyer is not on the bank Conveyancing panel. What can I do to be certain that this is indeed the case?
You need to contact your Thamesmead lawyer directly. You lawyer should notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
We are selling our house in Thamesmead. Does my conveyancer need to be on the Co-operative conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative 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 currently.
Is it the case that all Thamesmead solicitor practices on the Barclays conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Thamesmead conveyancer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Intending to buy a flat in Thamesmead. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS 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 Thamesmead solicitor is on the Yorkshire BS conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Thamesmead is where the house is located. What do you suggest?
Flying freeholds in Thamesmead are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Thamesmead you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thamesmead may ascertain 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 premises.
Are there any apps to assist me to identify a Thamesmead law firm on the Leeds Building Society conveyancing panel? I have wheels and am willing to travel upto 25kilometers to meet the solicitor.
Feel free to make use of the search on this website. Please choose the bank and your location and you will see a number of Thamesmead conveyancing lawyers located nearest you. We have detailed some Thamesmead conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the Leeds Building Society panel
I am a negotiator for a reputable estate agency in Thamesmead where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Thamesmead conveyancing firms. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has been the owner 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. This means that the buyer need not have to wait 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 sale.
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.
Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in Thamesmead. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We can put you in touch with a Thamesmead conveyancing firm who can help.
An example of a Lease Extension case for a Thamesmead premises 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 number of years remaining on the existing lease(s) was 76 years.