How do I find out if the solicitor carrying out my conveyancing in Thamesmead is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £192.00 in additional legal bill.
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the lender and type ‘Thamesmead’ or your location and you will discover numerous solicitors located in Thamesmead or nearest you.
Last month we had a mortgage agreed in principle with Co-operative. Thamesmead conveyancing practitioners have been instructed. How long does it take for Co-operative to issue the offer to the lawyer?
Some lenders take longer than others. Have Co-operative conducted the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We have agreed to purchase a house in Thamesmead. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
As you are obtaining a mortgage with TSB your lawyer must check the formal requirements contained in Part two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not limited to Thamesmead.
I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being pedantic. The Thamesmead solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Thamesmead differ for new build properties?
Most buyers of new build premises in Thamesmead contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Thamesmead usually acquire 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 conveyancing solicitors 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 Thamesmead or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Thamesmead is the location of the property. Can you shed any light on this issue?
Flying freeholds in Thamesmead are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Thamesmead you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thamesmead 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.
I have been recommended by a few estate agents in Thamesmead to get a quote from a conveyancer on your site. What’s the financial upside for Estate Agents to promote your lawyers rather than another?
We don’t make any referral fee for directing people our way. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I may need to sub-let our Thamesmead garden flat for a while due to a new job. We instructed a Thamesmead conveyancing firm in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
The lease dictates relations between the freeholder and you the flat owner; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Thamesmead do not contain strict prohibition on subletting – such a clause would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Thamesmead. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Thamesmead conveyancing firm who can help.
An example of a Lease Extension case for a Thamesmead premises 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 related to 13 flats. The unexpired term as at the valuation date was 76 years.