I am progressing with the sale of my home in Lewisham and the estate agent has just text me to say that the buyers are changing their law firm. The reason given is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a big named mortgage company only engage with certain lawyers rather the firm that they want to select for their conveyancing in Lewisham ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
My aunt passed away six months ago and as sole heir and executor I was left the property in Lewisham. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Kent Reliance will insist on your using a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
My wife and I are downsizing from our house in Lewisham and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Lewisham lawyer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Lewisham. We have lived in Lewisham for many years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to 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 health insurance to cover that same ailment)
My wife and I own a renovated Edwardian house in Lewisham. Conveyancing lawyer represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lewisham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing lawyer who conducted the work.
I am buying a new build flat in Lewisham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Lewisham
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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?
I am a couple of weeks into a leasehold purchase having been referred to solicitors by the selling agent to perform conveyancing in Lewisham. We are not happy. Could you help me find new solicitors?
They would have to be really bad in order to consider replacing them. Has the mortgage offer been sent? If so you will need to advise them of the new solicitor and get the offer are issued to the new lawyers. The conveyancer should be on the banks panel to avoid escalating costs and complications. So that should be your starting point. Our search tool can help you find a lender approved lawyer for your home move in Lewisham