I am buying a maisonette in Bexley. My property lawyer has never been on on the mortgage company solicitor list. Is it possible for me to appoint my Bexley conveyancing solicitor even though they are excluded from the bank approved list?
You have a couple of choices available to you here
- Proceed with your preferred Bexley conveyancing practitioner but your bank will undoubtedly use a conveyancer on their approved list. The net result is additional charges together with likely delay.
- Choose a new lawyer to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Convince your lawyer to seek to join the bank panel
My wife and I are buying a newly constructed flat in Bexley and my lawyer is informing me that she has to the mortgage company to reveal incentives from the builder. I am on a tight deadline to sign contracts and I have no desire to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
As I am unsure how the conveyancing process works what is the most important number one tip you can impart regarding purchase conveyancing in Bexley?
You may not hear this from too many lawyers but conveyancing in Bexley and elsewhere in South East London is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of room for confrontation between you and others involved in the ownership transfer. For instance, the seller, property agent and sometimes a bank. Selecting a law firm for your conveyancing in Bexley should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to act in your best interests and to keep you safe.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you must always trust your lawyer ahead of the other players when it comes to the legal assignment of property.
When it comes to mortgage companies such as Leeds Building Society, do Bexley conveyancing practitioners face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We are getting the release of further funds on our home loan from Aldermore as we wish to carry out improvements to our home in Bexley. Do we need to select a nearby Bexley solicitor on the Aldermore conveyancing panel to handle the legals?
Aldermore do not ordinarily instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
Completion of my remortgage has taken place for my property in Bexley. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
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. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am on look out for some leasehold conveyancing in Bexley. Before diving in I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Bexley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Bexley. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the amount due.
An example of a Lease Extension matter before the tribunal for a Bexley 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 was in relation to 1 flat.