Having been recommended your site we were about to use a conveyancing solicitor in Plumstead found using your search tool but stumbled across some other costs illustrations via the web seem less pricey – how come?
There are plenty of conveyancing companies offering at first sight what seems to be very low prices. Our recommendation is to think long and hard about how important this transaction is to you that you are willing to take 'cheap' risks concerning the quality of the legal work. Many of them accentuate a low fee to catch your eye but plant additional costs in the small print..
Due to complete my purchase in Plumstead next Thursday. My conveyancing practitioner now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What risks does the bank expect the insurance to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not unique to conveyancing in Plumstead.
Is there a search tool that I can use to check that the solicitor conducting my conveyancing in Plumstead is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus spending £187.00 plus VAT in supplemental conveyancing charges.
Feel free to make the most of the search tool on this web page. Pick the lender and type ‘Plumstead’ or your location and you will see numerous conveyancers located in Plumstead or nearest you.
I own a renovated Georgian property in Plumstead. Conveyancing practitioner acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Plumstead and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who conducted the work.
Due to the encouragement of my in-laws I had a survey completed on a house in Plumstead in advance of instructing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may not issue a mortgage on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Plumstead. Conveyancing will be smoother if you use a solicitor in Plumstead especially if they are familiar with such properties in Plumstead.
I work for a reputable estate agency in Plumstead where we have witnessed a few leasehold sales put at risk due to short leases. I have been given contradictory information from local Plumstead conveyancing firms. Could you clarify whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have given up seeking a lease extension in Plumstead. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Plumstead conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Plumstead property 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.