My home in Lewisham is up for sale and I have a buyer. Will the conveyancer need to be required to be on the Lloyds conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
We are purchasing a apartment in Lewisham. I might seem paranoid but how we can trust a lawyer? On completion day we will need to deposit our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am buying a terrace house in Lewisham. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include enquiries to ascertain if these works were previously refused?
Your property lawyer should check the deeds as conveyancing in Lewisham will sometimes identify restrictions in the title documents which prohibit certain alterations or require the permission of a 3rd party. Certain extensions call for local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
When it comes to lenders such as Co-operative, do Lewisham property lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
A friend recommended that where I am purchasing in Lewisham I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Lewisham conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Lewisham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about Lewisham.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Lewisham?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Lewisham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Expecting to exchange soon on a basement flat in Lewisham. Conveyancing solicitors assured me that they report fully next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Lewisham should include some of the following:
Whether your lease provides for a slush fund for major repairs? You should be sent a copy of the lease Ground rent - what is payable and when you need to pay, and be on notice if this will change in the future The physical ownership of the demise. This might be the apartment itself but could also incorporate a loft or basement if relevant. It needs to be made clear to you if the lease permits you to add or improve anything in the property- you should know whether any restrictions applies to all alterations or limited to structural alteration, and whether permission is required
After months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Lewisham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a Lewisham conveyancing firm who can help.
An example of a Lease Extension decision for a Lewisham premises 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 affected 2 flats. The unexpired term as at the valuation date was 72 years.
What are my options where I am not happy with the lawyer who did my conveyancing in Lewisham?
We live in an imperfect world, and is is a fact of life that every so often matters do not go as planned. That being said there is recourse where you were not happy with your conveyancing in Lewisham. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.