We're in Camberwell, First time buyers purchasing with a mortgage (lender is Leeds Building Society , and our solicitor is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am assisting my mother sell her flat in Camberwell. Does the solicitor order an EPC or it is for me to coordinate?
Following the abolition of HIPs, energy assessments was maintained a compulsory component of moving property. An EPC needs to be commissioned prior to the property being put on the market. It is not a task that conveyancers ordinarily arrange. Where you are instructing a Camberwell conveyancing solicitor they might be able to arrange energy performance certificates given their relationships with long established Camberwell assessors
My wife and I buying a end of terrace house in Camberwell. We would like to carry out a loft conversion at the house.Will legal work on the property involve enquiries to determine if these works are prohibited?
Your solicitor should review the deeds as conveyancing in Camberwell will occasionally identify restrictions in the title documents which restrict certain works or require the consent of another owner. Some works need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I currently have a mortgage with Bank of Ireland for my property in Camberwell. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
You must advise Bank of Ireland before letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.
I own a terraced Victorian property in Camberwell. Conveyancing lawyer represented me and Aldermore. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching address. Is it worth asking Aldermore to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Camberwell and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing lawyer who carried out the work.
How does conveyancing in Camberwell differ for new build properties?
Most buyers of new build property in Camberwell contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Camberwell typically buy the site, 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 conveyancers 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 Camberwell or who has acted in the same development.
I opted to have a survey done on a property in Camberwell before retaining lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies will refuse to give a mortgage on this type of property.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Camberwell. Conveyancing will be smoother if you use a solicitor in Camberwell especially if they are acquainted with such properties in Camberwell.