We are purchasing a house and need a conveyancing solicitor in West Wickham who is on the Leeds Building Society solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in West Wickham.
What is your number one tip for choosing a conveyancing solicitor in West Wickham
It would be unwise to be seduced by the lowest West Wickham conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My wife and I are in the throws of looking at apartments in West Wickham and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Virgin Money.
You should start requesting conveyancing estimates from solicitors ASAP. 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. Given that you are taking out a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
Coventry BS have agreed my home loan in principle, my bid on a house in West Wickham has been agreed to, what are the next steps?
The property agent will need to be informed of your conveyancing practitioner's details (ensure that the solicitors are on the bank’s approved list). Contact Coventry BS or the financial adviser and finalise any outstanding forms. Coventry BS will appoint a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Coventry BS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in West Wickham.
My wife and I have a terraced Edwardian house in West Wickham. Conveyancing lawyer acted for me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Wickham and other areas of 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 buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the work.
I'm purchasing my first flat in West Wickham benefiting from help to buy. The developers would not budge the price so I negotiated 6k of additionals instead. The sale representative advised me not inform my conveyancer about the deal as it would put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking at a two maisonettes in West Wickham both have in the region of fifty years left on the lease term. Do I need to be concerned?
There is no doubt about it. A leasehold flat in West Wickham is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. The majority of purchasers and lenders, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with West Wickham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a first floor flat in West Wickham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a West Wickham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a West Wickham property is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case related to 2 flats. The unexpired term was 76.75 and 88.83.
Our sealed bid on property in West Wickham has been agreed to, the seller does nevertheless have an associated purchase. The vendors have submitted an offer on a property, but it’s not been accepted yet, and has viewings of other flats booked. I have chosen a nearby conveyancing solicitor in West Wickham. What do I do now? At what stage do I apply for the mortgage with Barclays?
It is standard to have apprehensions where there is a chain given your reluctance to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, West Wickham conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the Barclays approved list. Concerning the subsequent stages this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. In a hot market some purchasers would apply for a home loan with Barclays and arrange for the survey and only if it was satisfactory would they pay their property lawyer to press on with searches.