It is 10 years ago since I purchased my property in Woolwich. Conveyancing solicitors have recently been appointed on the sale but I am unable to find the title documents. Is this a major issue?
You need not be too concerned. First the deeds may be retained by your mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Woolwich involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in Woolwich with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
The deeds to my property can not be found. The solicitors who handled the conveyancing in Woolwich 5 years ago no longer exist. What do I do?
In today’s world there are copies made of almost everything, and your lawyer should know precisely where to find all the relevant documentation so you can buy or sell your property without a hitch. Where copies can’t be found, your conveyancer can put in place insurance or indemnities protecting you against possible claims on your premises.
I am buying my first flat in Woolwich with a mortgage from Halifax. The developers would not move on the price so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my lawyer about the deal as it will adversely affect my loan with Halifax. Is this normal?.
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 need to instruct a conveyancing lawyer in Woolwich for my house move. Is it possible to check a firm’s complaints history with the profession’s regulator?
One can find documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA could monitor call for training reasons.
My wife and I may need to rent out our Woolwich 1st floor flat temporarily due to a new job. We instructed a Woolwich conveyancing firm in 2002 but they have closed and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease dictates the relationship between the landlord and you the flat owner; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Woolwich do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
Following months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Woolwich. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to determine the sum to be paid.
An example of a Lease Extension case for a Woolwich premises is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case affected 1 flat. The unexpired lease term was 69.77 years.