We are purchasing a flat and require a conveyancing solicitor in Bexleyheath who is on the Coventry BS solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Bexleyheath.
I am purchasing a property in Bexleyheath. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Yorkshire BS your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Yorkshire BS where a lease fails to meet these specifications. The requirements relate to the installation of panels on properties countrywide and is not limited to Bexleyheath.
We expect to receive a AIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Bexleyheath solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Bexleyheath solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I currently have a mortgage with TSB for my property in Bexleyheath. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
TSB must be informed of your intention prior to renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB 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 TSB directly. It should not be necessary to do this via a TSB conveyancing panel solicitor.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Bexleyheath is the location of the property. What do you suggest?
Flying freeholds in Bexleyheath are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bexleyheath you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bexleyheath 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 premises.
I was pointed in your direction by a few selling agents in Bexleyheath to choose a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to recommend your site rather than alternative conveyancing organisations?
We don’t offer any financial incentive for sending work to this site. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Am I better off to choose a Bexleyheath conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can conduct the conveyancing however they are based approximately 350kilometers away.
The benefit of a local Bexleyheath conveyancing firm is that you can drop in to sign paperwork, present your ID and apply pressure on them where appropriate. They will also have local insight which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were content that must trump using an unfamiliar Bexleyheath conveyancing solicitor just because they are Bexleyheath based.
Do you have any advice for leasehold conveyancing in Bexleyheath with the intention of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Bexleyheath can be reduced where you get in touch lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the purchasers’ lawyers. Many landlords or Management Companies in Bexleyheath charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Bexleyheath. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share document. Arranging a new share certificate can be a lengthy formality and frustrates many a Bexleyheath conveyancing transaction. Where a new share certificate is required, do contact the company director and secretary or managing agents (if relevant) for this as soon as possible. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Bexleyheath state that internal structural changes or installing wooden flooring require a licence issued by the Landlord approving such works. Where you dont have the approvals to hand you should not contact the landlord without checking with your solicitor before hand. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Bexleyheath conveyancing firm to represent me?
Where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to assess the sum to be paid.
An example of a Lease Extension case for a Bexleyheath flat 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 remaining number of years on the lease was 76 years.