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Find a Goddington Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Goddington? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Goddington conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Goddington

I am buying a right to buy a flat in Goddington. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Goddington you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Goddington.

My bid for a property was accepted at auction in Goddington. Conveyancing is needed. What happens now?

Having legally bound yourself to purchase you will need to appoint a conveyancing practitioner soon as you are facing a tight deadline in which to complete the purchase. All auction property will ordinarily have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.

We expect to receive a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Goddington solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Goddington solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

I currently have a mortgage with Bank of Ireland for my property in Goddington. Conveyancing was finalised some time ago. If I am intending to rent out my property 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 prior to 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 permit you to let 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.

How does conveyancing in Goddington differ for newly converted properties?

Most buyers of new build or newly converted property in Goddington approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Goddington tend to buy 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 property lawyers 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 used to new build conveyancing in Goddington or who has acted in the same development.

Due to the advice of my in-laws I had a survey completed on a property in Goddington before retaining conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies tend not issue a loan on a flying freehold home.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Goddington. Conveyancing will be smoother if you use a solicitor in Goddington especially if they are familiar with such properties in Goddington.

Last November I purchased a leasehold flat in Goddington. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I have given up trying to purchase the freehold in Goddington. Can this matter be resolved via the Leasehold Valuation Tribunal?

Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to decide the sum to be paid.

An example of a Lease Extension decision for a Goddington premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired lease term was 50.57 years.

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Neighbouring Locations

St Mary Cray
St Paul's Cray
Orpington
Goddington
Pratt's Bottom
Chelsfield

Find out more about how flying freehold can affect your the value of a property.