Me and my fiance are planning to purchase a 3 bedroom apartment in New Eltham with a mortgage. We would like to retain our New Eltham solicitor, but the mortgage company says she’s not on their "panel". It seems we have little option but to appoint one of the lender panel conveyancing practices or retain our New Eltham conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We feel that this is unjust; can we not insist that the lender use our New Eltham lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your New Eltham conveyancing solicitor to apply to be on the conveyancing panel.
Can your site be used to find a Conveyancing solicitor in New Eltham even where I’m not buying or disposing of a house, for instance if I want to acquire a shop in New Eltham with a mortgage from HSBC Bank?
The service is primarily utilised to help choose domestic conveyancing solicitors in New Eltham but we have set out at the bottom of this page a selection of New Eltham commercial conveyancing firms. You should speak with the firm directly to see if they are also authorised to represent HSBC Bank
I have todaybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in New Eltham for a purchase of a leasehold flat 12 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of New Eltham conveyancing specialists.
I opted to have a survey completed on a property in New Eltham prior to retaining solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in New Eltham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in New Eltham to see if the conveyancing costs will increase in light of this.
I am using a search engine for the term conveyancing in New Eltham it shows results of many solicitorslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for purchase transaction?
The ideal way of seeking the right conveyancer is via personal referral, so seek the guidance of colleagues and those you trust who have bought a property in New Eltham or a respected estate agent or financial adviser. Costs for conveyancing in New Eltham differ, so it's advisable to request a minimum of four estimates from different conveyancers. Dont forget to clarify what costs in the quote includes.
Can you provide any advice for leasehold conveyancing in New Eltham from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in New Eltham can be avoided where you instruct lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the buyers’ lawyers. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your solicitors. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than ongoing. If you are supposed to have a share in the freehold, you should ensure that you have the original share certificate. Arranging a replacement share certificate can be a time consuming formality and delays many a New Eltham home move. Where a reissued share is needed, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity.
I inherited a second floor flat in New Eltham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to calculate the price payable.
An example of a Lease Extension decision for a New Eltham residence is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.