Can the conveyancing practitioners identified via your search app carry out right to buy conveyancing in Abbey Wood?
We work with a number of conveyancing experts carrying out right to buy transactions You should e-mail the solicitors listed in order to secure a conveyancing quote.
Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a ground floor flat in Abbey Wood. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Abbey Wood?
On the day of completion you will not be required to attend the conveyancers office in Abbey Wood. Your solicitors will arrange to send the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
I have paid off my mortgage with Lloyds. I assume I don't need a Abbey Wood property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
The mortgage over my property is with Clydesdale for my property in Abbey Wood. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?
Clydesdale must be informed of your intention before renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent 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 Clydesdale directly. You need not do this via a Clydesdale conveyancing panel solicitor.
I own a renovated Georgian house in Abbey Wood. Conveyancing practitioner represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You should assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Abbey Wood and other areas of 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 buyers. You can also enquire as to the position with your conveyancing lawyer who carried out the work.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Abbey Wood is where the house is located. Can you offer any guidance?
Flying freeholds in Abbey Wood are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Abbey Wood you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abbey Wood may decide 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 property.
In what way does the Landlord & Tenant Act 1954 impact my business offices in Abbey Wood and how can you help?
The 1954 Act gives security of tenure to commercial tenants, granting the right to apply to court for a renewal lease and remain in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Abbey Wood
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Abbey Wood. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or where there is dispute about the premium for a lease extension, 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 Abbey Wood residence 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 was in relation to 13 flats. The remaining number of years on the lease was 76 years.
When it comes to leasehold conveyancing in Abbey Wood what are the most frequent lease problems?
Leasehold conveyancing in Abbey Wood is not unique. All leases are individual and drafting errors can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:
-
Insurance obligations Maintenance charge proportions which don’t add up to the correct percentage
You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, The Mortgage Works, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to withdraw.
