We went with a high street solicitor for our conveyancing in Thamesmead last week. Reviewing the Ts and Cs I seewe are on the hook for fees even if the dealdoes not happen. Should I go with them or use a web based firm offering no completion no charge conveyancing in Thamesmead?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will generally be uplifted to counteract those transactions that do not go ahead. Also remember that such deals tend not to cover expenses e.g. Thamesmead conveyancing search charges.
My Solicitor in Thamesmead is not listed on the Virgin Money Conveyancing Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the Virgin Money panel?
The limited options open to you here include:
- Complete the purchase with your preferred Thamesmead solicitors but Virgin Money will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the total legal charges as well as result in frustration.
- Get an alternative practitioner to act in the conveyancing, remembering to check they are Convince your lawyer to use their best endeavours to join the Virgin Money conveyancing panel
We are aiming to move home in October. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Thamesmead. Conveyancing solicitor was organised before I stumbled across your site.
On the day of completion you will need to pick up the keys from the estate agent however this should only be done once the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you locate a residential property solicitor in Thamesmead or a legal practice with expertise in conveyancing in Thamesmead.
We had chosen conveyancers with offices in Thamesmead on the Santander solicitor panel. They are now charging me a supplemental amount for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your lawyer can charge a fee for this. The fee is not set by Santander but by your Thamesmead conveyancing practitioner. Some firms on the Santander panel will charge ’dealing with mortgage’ fee and others do not.
Two weeks ago we had a mortgage agreed in principle with Aldermore. Thamesmead conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Aldermore?
Some lenders take longer than others. Have Aldermore conducted the valuation? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My wife and I purchased a renovated Edwardian house in Thamesmead. Conveyancing lawyer acted for me and Halifax. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Thamesmead and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who carried out the work.
Do I need to be wary that estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Thamesmead conveyancing company?
As with lots of professional services, often input from family and friends can be very helpful. But there are lots of parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and banks might all put forward lawyers to instruct. On occasion the lawyers might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the endorsement. You are free to select your own lawyer. However, bear in mind that some banks operate an approved list of lawyers you are obliged to use for the mortgage related work in your transaction.
I am a negotiator for a busy estate agent office in Thamesmead where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Thamesmead conveyancing firms. Please can you confirm whether the seller of a flat can initiate 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. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. 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 agree the lease extension with the freeholder 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.
After years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Thamesmead. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or where there is disagreement 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 assess the amount due.
An example of a Lease Extension decision for a Thamesmead flat 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 unexpired term was 76 years.