As someone unfamiliar with the Greenwich conveyancing process what is the number one tip you can impart concerning the ownership transfer in Greenwich
Not many law firms shout this from the rooftops but conveyancing in Greenwich or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the legal transfer of property. E.g., the seller, property agent and on occasion your lender. Selecting a law firm for your conveyancing in Greenwich should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to protect your best interests and to protect you.
On occasion a third party with a vested interest may try and sway you that it is in your interests to do things their way. For example, the property agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your mortgage broker may try to convince you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
My lawyer in Greenwich is not on the Bank of Scotland Conveyancing Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are not on the Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Greenwich lawyers but Bank of Scotland will need to retain a lawyer on their panel. This will inevitably rack up the total conveyancing charges and result in delays.
- Choose a new lawyer to to deal with the purchase, remembering to check they are on the Bank of Scotland panel
I am buying a detached bungalow in Greenwich. We would like to an extension at the rear at the property.Will the conveyancing process involve investigations to determine if these alterations were previously refused?
Your property lawyer will review the deeds as conveyancing in Greenwich will sometimes reveal restrictions in the title documents which prevent categories of alterations or necessitated the permission of another owner. Certain works require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
We had selected conveyancing lawyers based in Greenwich on the Coventry BS solicitor panel. They have just invoiced me a separate fee for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. This fee is not set by Coventry BS but by your Greenwich conveyancing practitioner. Some firms on the Coventry BS panel will levy ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
I am expecting a AIP from Lloyds 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 Lloyds recommend any Greenwich solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Greenwich solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I require fast conveyancing in Greenwich as I am faced with an ultimatum to complete inside one month. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you are at free not to do searches although no solicitor would recommend that you don't. With lots of history conveyancing in Greenwich the following are examples of what can be revealed and adversely affect future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Unadopted Roads,...
What makes your site different to alternative web based conveyancing brokers for conveyancing in Greenwich?
At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Greenwich. Unlike many estate agents and many comparison sites we do not operate kick-back deals with solicitors. Some agents and online brokers 'recommend' the firm who pay the highest commission, as opposed to the best value conveyancing in Greenwich
Despite our best endeavours, we have been unsuccessful in seeking a lease extension in Greenwich. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing landlord or if there is disagreement 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 judgment on the price.
An example of a Lease Extension matter before the tribunal for a Greenwich residence is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case was in relation to 2 flats. The unexpired term as at the valuation date was 72 years.
When it comes to leasehold conveyancing in Greenwich what are the most frequent lease problems?
Leasehold conveyancing in Greenwich is not unique. Most leases are unique and drafting errors can sometimes mean that certain provisions are wrong. The following missing provisions could result in a defective lease:
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A provision for the recovery of money spent for the benefit of another party. A duty to insure the building
You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Norwich and Peterborough Building Society, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to pull out.