All was ready to complete my purchase in Greenhithe next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not limited to conveyancing in Greenhithe.
We are purchasing a victorian detached house in Greenhithe. The intention is to carry out a loft conversion at the property.Will legal investigations on the property include investigations to determine if these works are prohibited?
Your solicitor will check the registered title as conveyancing in Greenhithe will sometimes reveal restrictions in the title documents which prohibit certain changes or necessitated the consent of another owner. Certain extensions require local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
When it comes to lenders such as Barclays, do Greenhithe conveyancers face an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
Can I be sure that the Greenhithe conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Greenhithe getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your conveyancing.
My step-father has recommend that I appoint his lawyers for conveyancing in Greenhithe. Should I use them?
No doubt the best way to find a conveyancing practitioner is to have recommendations from friends or family who have actually used the solicitor you're considering.
Back In 2002, I bought a leasehold house in Greenhithe. Conveyancing and Nationwide Building Society mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Greenhithe who previously acted has long since retired. What should I do?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Greenhithe conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the proprietor of a ground floor flat in Greenhithe. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
You certainly can. We are happy to put you in touch with a Greenhithe conveyancing firm who can help.
An example of a Lease Extension decision for a Greenhithe flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired term was 76 years.
Are the Greenhithe conveyancing lawyers identified as being on the mortgage company conveyancing panel, together with their details provided by the lender?
Greenhithe law firm practices and firms carrying out conveyancing in Greenhithe themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the lender directly.