we are a couple who are hoping to buy a 3 bedroom apartment in Greenhithe with a homeloan from Yorkshire Building Society.We have a Greenhithe conveyancing lawyer but Yorkshire Building Society says she’s not listed on their "panel". we are left little option but to use a Yorkshire Building Society panel lawyer or keep our preferred solicitor and fork out for a Yorkshire Building Society panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan offered to you is subject to its various provisions, a common one being that conveyancers must be on the Yorkshire Building Society conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Yorkshire Building Society
We are close to exchanging contracts on the sale of our property in Greenhithe and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Greenhithe. We have lived in Greenhithe for 4 years we know of no issue. Do we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm already. What do they say? You should check with 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 illness)
Just had an offer accepted on a new build apartment in Greenhithe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Greenhithe
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Taking into account that I will soon spend over three hundred thousand on a house in Greenhithe I would like to talk to a solicitor concerning thetransaction before appointing the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your conveyancing in Greenhithe.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Greenhithe should be the amount on the final invoice that you end up paying.
My husband and I are a couple of weeks into a freehold purchase having been referred to a firm by the estate agent to handle our conveyancing in Greenhithe. I am am starting to be disappointed with the level of service. Could you help me find new lawyers?
They would have to be really poor to suggest changing them. Has your loan offer been sent? If so you need to advise them of the new conveyancer and get the loan are re-sent. Your conveyancer needs to be on the banks panel to avoid supplemental fees and frustration. So that should be your starting point. Our search tool can assist you in finding a bank approved lawyer for your home move in Greenhithe
I only have Sixty One years left on my lease in Greenhithe. I am keen to extend my lease but my freeholder is absent. 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 granted an extra 90 years by the magistrate. You will be obliged to prove that you have used your best endeavours to track down the freeholder. On the whole a specialist should be useful to try and locate and to produce a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court overseeing Greenhithe.
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Greenhithe. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the amount due.
An example of a Lease Extension decision for a Greenhithe 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 unexpired residue of the current lease was 76 years.