Me and my partner are purchasing a 3 bedroom apartment in Bexley with a mortgage. We wish to retain our Bexley lawyer, but the lender says he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Bexley lawyer as well as pay for one of their panel ones to represent them. We consider that this is inequitable; are we not able to demand that the mortgage company use our Bexley conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Bexley conveyancing solicitor to apply to be on the conveyancing panel.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Bexley?
There are two types of lawyers who can execute conveyancing in Bexley namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the disposal or acquisition of property. They are both duty bound to perform Bexley conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be properly carried out and that the requisite procedures will be accurately attended to.
How can we know in advance if a Bexley conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Bexley obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.
Last month we had a mortgage agreed in principle with Barclays. Bexley conveyancing practitioners have been chosen. How long does it take for Barclays to issue the offer to the property lawyer?
Some lenders take longer than others. Have Barclays completed the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Should commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Bexley?
Many commercial conveyancing solicitors in Bexley will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Bexley. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bexley.
For every commercial conveyancing transaction in Bexley it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Bexley commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Bexley.
How does the Landlord & Tenant Act 1954 affect my business offices in Bexley and how can your lawyers assist?
The particular law that you refer to provides a safeguard to commercial leaseholders, giving them the right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Bexley
I am intending to sublet my leasehold flat in Bexley. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Even though your previous Bexley conveyancing lawyer is not around you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek permission via your landlord or some other party in advance of subletting. The net result is that you cannot sublet without first obtaining permission. The consent must not not be unreasonably turned down. If your lease prohibits you from subletting the property you will need to ask your landlord for their consent.
Having spent months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Bexley. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the amount due.
An example of a Lease Extension decision for a Bexley flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.
What is the reason for new build conveyancing in Bexley being more expensive?
Conveyancing in Bexley for recently converted or new build premises usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further queries and contractual concerns.