My fiance’s mother is a solicitor. I hope that I'll be able to get mate’s fee for conveyancing, However if that does not come materialise, what kind of figure would I typically be looking at for conveyancing in Thamesmead?
You should compare pricing. Do use our comparison tool on this page. You will notice that charges seem to contrast greatly but the service one can expect are distinct between law firms as is true with the vast majority of professional services.
Can you clarify what the consequences are if my solicitor is removed from the HSBC Conveyancing panel ahead of completing my conveyancing in Thamesmead?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
When it comes to lenders such as Barclays, do Thamesmead solicitors have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Can you point me to a directory of Principality panel solicitors in Thamesmead on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings viewable online. Where you are looking for a Thamesmead lawyer on the Principality please make the most of our tool.
I have decided to exercise my right to buy my property in Thamesmead off the council. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Over the last few months I have been searching for a flat up to £245,000 and identified one close by in Thamesmead I like with open areas and transport links in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Thamesmead in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan the remaining unexpired lease term may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
I have just appointed agents to market my 2 bed flat in Thamesmead. Conveyancing solicitors are to be appointed soon, however I have just received a yearly maintenance charge demand – Do I pay up?
It best that you clear the maintenance contribution as normal because all ground rent and maintenance charges should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents 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. Having a clear account will assist your cause and will leave you no worse off financially.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Thamesmead conveyancing firm to act on my behalf?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to assess the price.
An example of a Lease Extension decision for a Thamesmead residence 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 was in relation to 13 flats. The unexpired term as at the valuation date was 76 years.