I am looking to buy a flat and require a conveyancing solicitor in Goddington who is on the HSBC Bank conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for HSBC Bank in certain locations such as Goddington. We dont recommend any particular firm.
What is the difference between a licensed conveyancer and conveyancing solicitor in Goddington
There are two types of lawyers who can do conveyancing in Goddington namely licenced conveyancers or solicitors. The two can handle conveyancing services that required to complete the disposal or acquisition of property. Both are obliged to execute Goddington conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly administered and that all necessary procedures will be accurately adhered to.
When it comes to lenders such as TSB, do Goddington property lawyers incur an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I had a mortgage agreed in principle with Barclays. Goddington conveyancing practitioners were instructed. How long does it take for Barclays to issue the offer to the solicitor?
There is no definitive answer here. Have Barclays conducted the survey? Have you informed 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.
My wife and I are close to exchanging contracts on the sale of our house in Goddington and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Goddington conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing practice rather than a conveyancing solicitor in Goddington. Having lived in Goddington for 4 years we know of no issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Goddington differ for new build properties?
Most buyers of new build or newly converted property in Goddington contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because developers in Goddington tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Goddington or who has acted in the same development.
Is it simple use the search facility to find a conveyancing practitioner in Goddington on the panel for my lender?
Step one is to choose a lender such as Yorkshire Building Society, Chelsea Building Society or TSB then specify your preferred area e.g. Goddington. Conveyancing practices in Goddington and further afield will then be identified.
Back In 2000, I bought a leasehold flat in Goddington. Conveyancing and Barclays mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Goddington who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Goddington conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a a ground floor purpose built flat in Goddington. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to arrive at the premium.
An example of a Lease Extension matter before the tribunal for a Goddington property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired lease term was 50.57 years.