Can you help? My Bermondsey lawyer is informing me me that she is duty bound toorder Bermondsey conveyancing searches stemming from the fact thatthe firm are on the Lloydssolicitor panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Bermondsey conveyancing searches.
Are the Bermondsey conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Bermondsey conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
I am the single recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Bermondsey. The Bermondsey property was put into my name in August. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the property in August. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Most banks would take a practical view as this obligation is primarily there to identify the purchase and immediately sell or the quick reselling of properties.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Bermondsey lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bermondsey solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bermondsey surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I decided to have a survey completed on a property in Bermondsey in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies tend refuse to issue a mortgage on this type of home.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you e-mail us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bermondsey. Conveyancing will be smoother if you use a solicitor in Bermondsey especially if they regularly deal with such properties in Bermondsey.
Are there any apps to help identify a Bermondsey solicitor on the Bank of Ireland conveyancing panel? I have wheels and am prepared to travel upto 25kilometers to meet the conveyancer.
Feel free to make use of the facility on this website. Please choose the mortgage company and your location and you will see a number of Bermondsey conveyancing lawyers located nearest you. We have detailed some Bermondsey conveyancing firms towards the end of this page and you can ring them to verify if they are on the Bank of Ireland approved list
Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Bermondsey. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Bermondsey conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Bermondsey residence is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case related to 41 flats. The number of years remaining on the existing lease(s) was 107 years.
When it comes to leasehold conveyancing in Bermondsey what are the most common lease problems?
Leasehold conveyancing in Bermondsey is not unique. All leases are individual and drafting errors can sometimes mean that certain clauses are erroneous. The following missing provisions could result in a defective lease:
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Maintenance charge proportions which don’t add up to the correct percentage Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Leeds Building Society, and Aldermore all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to pull out.