How do I investigate if the solicitor carrying out my conveyancing in Nunhead is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Aldermore thus spending £187.00 plus VAT in supplemental conveyancing costs.
Feel free to make use of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Nunhead’ or your location and you will discover a number of lawyer located in Nunhead or nearest you.
Can you point me to a directory of Aldermore panel solicitors in Nunhead on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few mortgage companies make their panel listings available online. If you are seeking to appoint a Nunhead solicitor on the Aldermore please use our facility.
My husband and I are spending time viewing apartments in Nunhead and I am about to put in an offer. Should I already have a lawyer appointed at this point? I will be getting a home loan with Co-operative.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are obtaining a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
The mortgage over my property is with Lloyds for my property in Nunhead. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
You must advise Lloyds prior to renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel solicitor.
My partner and I are intent on selling our property in Nunhead and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used a factory type conveyancing firm rather than a conveyancing solicitor in Nunhead. We have lived in Nunhead for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of 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 ailment)
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Nunhead is the location of the property. Can you shed any light on this issue?
Flying freeholds in Nunhead are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Nunhead you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nunhead may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it best to choose a Nunhead conveyancing practitioner who is local to the property I am purchasing? An old friend can deal with the legal formalities but his firm is located approximately 350miles drive away.
The benefit of a local Nunhead conveyancing practice is that you can drop in to sign documents, deliver your ID and pester them where appropriate. Having local Nunhead know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that must trump using an unknown Nunhead conveyancing solicitor just because they are Nunhead based.
Do you have any top tips for leasehold conveyancing in Nunhead from the point of view of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Nunhead can be reduced if you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information needed by the purchasers’ lawyers. Many freeholders or managing agents in Nunhead levy fees for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Nunhead. If you have had any disputes with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You will have to accept that you will have to pay 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 ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unsettled. If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Nunhead state that internal structural changes or addition of wooden flooring require a licence issued by the Landlord approving such alterations. If you dont have the approvals to hand do not contact the landlord without checking with your solicitor first.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Nunhead conveyancing firm to help?
Most certainly. We are happy to put you in touch with a Nunhead conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Nunhead flat is 41 Endwell Road in March 2013. this matter relateed to the acquisition of the freehold of a mid- terraced Victorian house converted into three separate self-contained dwellings. By an order dated 28/11/2012, Deputy District Judge Cole in the Bromley County Court held that the leaseholders were entitled to acquire the freehold and directed that the premium payable be determined by this Tribunal. The Tribunal assessed the premium to be £14,753 This case was in relation to 3 flats. The unexpired lease term was 80.01 years.