Is there a list of Bank of Ireland panel solicitors in Plumstead on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings viewable over the internet. Where you are seeking to appoint a Plumstead lawyer on the Bank of Ireland please use our tool.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Plumstead conveyancing practitioner on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Plumstead. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
How does conveyancing in Plumstead differ for new build properties?
Most buyers of new build property in Plumstead approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because developers in Plumstead tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Plumstead or who has acted in the same development.
I decided to have a survey carried out on a house in Plumstead in advance of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks will refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help 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'm converting the mortgage on my current property to a buy to let loan with Leeds Building Society and I will use the rest of the raised equity as a down payment on another property. The area we are interested in is Plumstead. Will your lawyers be able to act for the two banks and link together the conveyances?
Do use our comparison tool on this site to be sure that the conveyancers are approved by both banks. On the basis that they are your solicitor should be able to tie up the two transactions but you should have a chat with you solicitor and make apparent your expectations and needs.
My step-father has suggested that I instruct his conveyancers in Plumstead. Should I use them?
There are no two ways about it the ideal way to choose a conveyancing practitioner is to seek feedback from friends or family who have used the conveyancer you're considering.
Do you have any top tips for leasehold conveyancing in Plumstead from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Plumstead can be reduced where you appoint lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ representatives. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Plumstead leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. Where you fail to have the paperwork in place you should not contact the landlord without contacting your lawyer in the first instance. You believe that you know the number of years remaining on your lease but you should double-check via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share document. Obtaining a re-issued share certificate can be a lengthy formality and frustrates many a Plumstead conveyancing transaction. If a reissued share certificate is required, you should approach the company officers or managing agents (where relevant) for this at the earliest opportunity.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Plumstead conveyancing firm to act on my behalf?
if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the price payable.
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 affected 1 flat.