At long last a mortgage offer from HSBC for the remortgage of my 2 room garden flat is to be issued by the end of next week. Are you able to propose a cheap conveyancing solicitor in Downham?
This site is not designed to assist those in pursuit of the lowest fares for conveyancing in Downham. Our aim is to provide affordable conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing brokers offering low cost conveyancing in Downham. Optimistically, in choosing a lawyer for low cost conveyancing, you will end up with what you pay for and at worst you will end up being stung for extras and still not get the service you were hoping for.
How up to date is your search tool for Downham conveyancing solicitors on the Barclays conveyancing panel? Do Barclays send you an updated list?
Downham conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
I am the sole beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Downham. The Downham property was put into my name in March. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the property in March. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation is chiefly there to capture subsales or the wholesaling and assigning of properties.
When it comes to mortgage companies such as Skipton, do Downham lawyers face a fee to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We expect to receive a AIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Downham solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Downham 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.
Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Downham I like with a park and station in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Downham in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
There are only 62 years unexpired on my flat in Downham. I now want to extend my lease but my landlord is missing. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to prove that you have made all reasonable attempts to find the freeholder. In some cases an enquiry agent may be useful to conduct investigations and prepare an expert document which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Downham.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Downham conveyancing firm to act on my behalf?
in cases where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to make a decision on the price.
An example of a Freehold Enfranchisement decision for a Downham property is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
My husband and I are buying a ground floor flat in Downham. At the time of instructing our lawyer, they told us that they were on all major UK lender panels. The financial adviser called just now to advise that they are not on the Nationwide approved list. If it turns out to be true, what should we do? Should we simply choose a different property lawyer that is on their approved list or do we cover the costs for dual representation, with Nationwide selecting their own preferred lawyer.
Where you are acquiring a property needing a mortgage it is normal for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to meet. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact Nationwide to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Nationwide's conveyancing panel as you are at liberty to use your preferred Downham lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.