We are planning to acquire a flat and need a conveyancing solicitor in New Cross who is on the UBS conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in New Cross.
I am assisting my mother sell her house in New Cross. Does the conveyancer commission the energy performance certificate or it is for me to see to?
After the demise of Home Information Packs, EPC’s remained a mandatory part of selling a property. An EPC must be commissioned in advance of the property being put on the market. This is not as aspect of the sale process that solicitors ordinarily arrange. If you are using a New Cross conveyancing lawyer they might help arrange EPC’s due to their relationships with reputable local energy assessors
I am being told by my conveyancer that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in New Cross?
The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a New Cross conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I opted to have a survey completed on a property in New Cross in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders will not issue a loan on a flying freehold home.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with 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 New Cross. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in New Cross to see if the conveyancing will be more expensive.
Can you provide any advice for leasehold conveyancing in New Cross with the intention of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in New Cross can be reduced where you appoint lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the purchasers’ solicitors. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Arranging a duplicate share certificate can be a time consuming formality and frustrates many a New Cross conveyancing transaction. Where a reissued share certificate is necessary, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your lawyers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 80 years. In the circumstances it is important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. Many landlords or Management Companies in New Cross levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in New Cross.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a New Cross conveyancing firm to help?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to calculate the sum to be paid.
An example of a Freehold Enfranchisement decision for a New Cross flat is 41 Endwell Road in March 2013. this matter relateed to the acquisition of the freehold of a mid- terraced Victorian house converted into three separate self-contained dwellings. By an order dated 28/11/2012, Deputy District Judge Cole in the Bromley County Court held that the leaseholders were entitled to acquire the freehold and directed that the premium payable be determined by this Tribunal. The Tribunal assessed the premium to be £14,753 This case was in relation to 3 flats. The unexpired lease term was 80.01 years.
How much should conveyancing in New Cross cost?
The amount you are charged for conveyancing in New Cross can differ dramatically from firm to firm. This makes it is particularly important that you have a full breakdown of charges before you instruct a conveyancer. It is advisable to find two or more quotes.