AssumingI were to purchase a simple residential homein Woolwich mortgage fee and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Woolwich?
The only saving you would make on is the costs for searches. The lawyer is obliged to do the vast majority of work - money laundering, correspond with your sellers property lawyer, SDLT return, register the title etc. A slight saving might be made by not having to register a charge however it will not be a lot.
Do the Building Society Association intend to launch a search tool with a view to list firms on the Earl Shilton BS conveyancing panel for example in Woolwich?
We would not expect to be advised of any intention on the part of the BSA to promote such a register.
I am expecting a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Woolwich solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Woolwich solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
The mortgage over my property is with RBS for my property in Woolwich. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval prior to letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel firm.
Intending to buy a house in Woolwich. 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 HSBC 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 Woolwich property lawyer is on the HSBC conveyancing panel.
Due to the encouragement of my in-laws I had a survey completed on a property in Woolwich in advance of retaining lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend refuse to give a mortgage on such a property.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Woolwich. Conveyancing may be slightly more expensive based on your lender's requirements.
I own a leasehold flat in Woolwich. Conveyancing and Alliance & Leicester mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Woolwich who acted for me is not around. Any advice?
First contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Woolwich conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the proprietor of a ground-floor 1960’s flat in Woolwich. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Where there is a missing freeholder 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 judgment on the premium.
An example of a Lease Extension case for a Woolwich property 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 related to 1 flat. The remaining number of years on the lease was 69.77 years.
I pay a maintenance contribution for my appartment in Woolwich. Due to redundancy and other issues I slipped behind with remittance. The freeholders agreed a settlement plan but there remains two outstanding as of today.
I am under pressure to sell and I am nervous that this will hold me back if I have to discharge the arrears first. I'd like to sell up and then repay the debt from the completion monies - is this achievable?
You should check with the conveyancing practitioner conducting your Woolwich conveyancing but one option might be to agree for the outstanding amount to be transferred to the buyers. The purchase price they pay would be reduced to reflect the amount of debt they take on. They would then deal with the fees once they are the owners.