We note that you have a search directory identifying solicitors on the Lloyds conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Forest Hill?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Forest Hill.
We are hoping to buy a newly converted flat in Forest Hill with a loan from Skipton Building Society.We like our Forest Hill conveyancing lawyer but Skipton Building Society advised that his firm is not on their "panel". We have to appoint a Skipton Building Society panel lawyer or retain our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you contains terms and conditions, a common one being that solicitors needs to be on the Skipton Building Society conveyancing panel. in the past, most mortgage companies had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Skipton Building Society
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Forest Hill?
There are two types of lawyers who can carry out conveyancing in Forest Hill namely licenced conveyancers or solicitors. The two can provide conveyancing services that required to complete the sale or acquisition of property. Both are required to perform Forest Hill conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that the requisite steps should be correctly taken.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Forest Hill property lawyer on the Barclays panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I have a mortgage with Lloyds for my property in Forest Hill. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.
I am purchasing a new build house in Forest Hill with a mortgage from The Mortgage Works. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about the deal as it may put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I own a leasehold flat in Forest Hill. Conveyancing and Aldermore mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Forest Hill who previously acted has long since retired. Any advice?
The first thing you should do is contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Forest Hill conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the proprietor of a a ground floor purpose built flat in Forest Hill. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to assess the premium.
An example of a Lease Extension decision for a Forest Hill residence is Flat 1 40-42 Ewelme Road in August 2012. the Tribunal assessed the premium for the lease extension in the sum of £11,800 This case affected 1 flat. The unexpired lease term was 61.81 years.
A conveyancing firm handled my conveyancing in Forest Hill half a dozen years ago and was holding my registration certificates but has now closed – how do I retreive these?
Deeds, as such, are no longer appropriate for most properties in Forest Hill are recorded electronically at Land Registry. Should you need to establish evidence of proprietorship or are selling or refinancing your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to firstname.lastname@example.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.