My financial adviser has requested my Swanley lawyer’ panel member for the HSBC conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Swanley branch but they have not responded to me.
You are best placed to get this information from your Swanley conveyancing practitioner . They should have a central record lender panel numbers.
Some advice if I may. My Swanley lawyer is informing me me that she is duty bound toorder Swanley conveyancing searches asthe firm are on the Lloydssolicitor panel. Is my conveyancer correct?
You have limited options available to you. As you are obtaining a home loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Swanley conveyancing searches.
We expect to receive a AIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Swanley solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Swanley solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I am currently in the process of buying my council flat in Swanley. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Swanley bank branch on numerous occasions and was told they are content with the situation and they will lend. My Swanley conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
As long as the lawyer is on the lender approved list, they must follow the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am buying a new build flat in Swanley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Swanley
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I'm converting the mortgage on my current property to a buy to let mortgage with Halifax and intend to use the remaining equity as a down payment on a second property. The neighborhood we are talking about is Swanley. Will your conveyancers be able to act for the two banks and link together the conveyances?
Make use of our search tool on this site to ensure that the lawyers are on the appropriate lender panels. On the basis that they are your conveyancer will be able to simultaneously deal with the two transactions but you should have a chat with you conveyancer and specify your desired outcome and needs.
We have reached the end of our tether in trying to purchase the freehold in Swanley. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Swanley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Swanley residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired term as at the valuation date was 76 years.
What makes a Swanley lease problematic?
Leasehold conveyancing in Swanley is not unique. Most leases are unique and drafting errors can result in certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, The Mortgage Works, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.