My wife and I are purchasing a property in South East London. I might seem paranoid but how we can trust a lawyer? On the day of competition we have to deposit money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I happen to be the single recipient of my late father’s estate with all property in now in my sole name, including the house in South East London. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as if I'd bought the property in January. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most mortgage companies would take a practical view as this requirement is chiefly there to capture the purchase and immediately sell or the quick reselling of property.
We previously selected solicitors based in South East London on the Lloyds solicitor panel. They are now charging me an additional fee for handling the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. This fee is not dictated by Lloyds but by your South East London lawyer. Plenty of firms on the Lloyds panel will charge an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I am buying a new build flat in South East London. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in South East London
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I have been on the look out for a ground for flat up to £195,000 and identified one near me in South East London I like with a park and station nearby, the downside is that it only has 52 years on the lease. There is not much else in South East London suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
My father-in-law has urged me to instruct his conveyancing solicitors in South East London. Should I find my own solicitor?
No doubt the best way to select a conveyancing practitioner is to have recommendations from friends or family who have used the conveyancer you're considering.
I’m about to sell my 2 bed flat in South East London. Conveyancing solicitors are to be appointed soon, but I have recently received a yearly maintenance charge demand – Do I pay up?
The sensible thing to do is discharge the invoice as usual given that all ground rent and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a South East London conveyancing firm to help?
Most certainly. We are happy to put you in touch with a South East London conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a South East London property is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case related to 1 flat. The unexpired term was 73.26 years.