Am I correct in assuming that the fact that my solicitor in Woolwich is not identified on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Woolwich conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Do the conveyancing lawyers via your comparison service carry out conveyancing in Woolwich by way of an attended exchange?
We do have a number of conveyancing specialists who can conduct attended exchanges. You should e-mail us to obtain a conveyancing quote and details as to dates.
As a novice what is the most important advice you can give me regarding purchase conveyancing in Woolwich?
You may not hear this from too many lawyers but conveyancing in Woolwich or throughout South East London is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the ownership transfer. E.g., the seller, selling agent and sometimes a bank. Choosing a lawyer for your conveyancing in Woolwich an important selection as your conveyancer is your adviser, and is the ONE party in the process whose role it is to protect your best interests and to keep you safe.
Sometimes a third party with a vested interest will try and convince you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by claiming that your conveyancer is slow. Or your mortgage broker may try to convince you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Just bought a semi-detached house in Woolwich , What is the estimated time for the Land Registry to register my ownership? My Woolwich conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are addressed.
There is nothing unique about conveyancing in Woolwich registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry need to notify any third parties. Currently approximately 80% of submission are fully addressed within two weeks but some can be subject to protracted hold-ups. Historically registration occurs after the new owner is living at the property thus an expedited registration is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
Due to the advice of my in-laws I had a survey completed on a house in Woolwich ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Woolwich. Conveyancing will be smoother if you use a solicitor in Woolwich especially if they are accustomed to such properties in Woolwich.
I work for a reputable estate agency in Woolwich where we have witnessed a number of leasehold sales jeopardised as a result of short leases. I have received inconsistent advice from local Woolwich conveyancing firms. Please can you shed some light as to whether the seller of a flat can commence 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 start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 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 at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder 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 attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Woolwich conveyancing firm to represent me?
You certainly can. We are happy to put you in touch with a Woolwich conveyancing firm who can help.
An example of a Lease Extension case for a Woolwich flat is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case affected 1 flat. The remaining number of years on the lease was 69.77 years.