I am selling my ground floor flat in Belvedere and the EA has just text me to say that the purchasers are swapping solicitor. I am told that this is due to the fact that the lender will only engage with property lawyers on their approved list. Why would a big named mortgage company only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Belvedere ?
Banks have always had panels of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
Is there a search tool that I can use to investigate if the solicitor carrying out my conveyancing in Belvedere is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus paying £175.00 in additional conveyancing fees.
Feel free to make the most of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type ‘Belvedere’ or your preferred area and you will be presented with a number of lawyer located in Belvedere or near you.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who conducted the conveyancing in Belvedere 4 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical original deeds to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.
I was recommended by a number of estate agents in Belvedere to locate a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to recommend your services ahead of a competitor’s?
We refuse to offer any financial incentive for directing people to this site. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I need to find a conveyancing solicitor for sale conveyancing in Belvedere. I happened to chance upon a web site which seems to have the ideal offering If there is a chance to get all the legals done via email that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am attracted to a two maisonettes in Belvedere both have in the region of forty five years unexpired on the lease term. Will this present a problem?
There are plenty of short leases in Belvedere. The lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the marketability of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. For this reason it is advisable to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a protracted process. We advise that you get professional help from a conveyancer and surveyor with experience in this area.
Following months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Belvedere. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, 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 decision for a Belvedere 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 related to 13 flats. The unexpired residue of the current lease was 76 years.