We had appointed conveyancing lawyers locally in Thamesmead on the Santander solicitor panel. They are now charging me a separate charge for handling the Santander mortgage. Is this an additional conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may levy a fee for this. The charge is not dictated by Santander but by your Thamesmead property lawyer. Plenty of firms on the Santander panel will levy an ‘acting for lender’ fee and others do not.
I had an offer accepted on an apartment in Thamesmead on 30/5/2019, valuation was booked 4 days after, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Principality have agreed my home loan in principle, my offer on a house in Thamesmead has been agreed to, what are the next steps?
Your estate agent will need to be informed of your property lawyer's details (ensure that the solicitors are on the lender’s panel). Telephone Principality or your broker and complete any relevant forms. Principality will appoint a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Principality will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Thamesmead.
I'm refinancing my current house to a BTL mortgage with Norwich and Peterborough Building Society and I will use the ballance of the raised equity towards a second house. The location we are interested in is Thamesmead. Will your lawyers be able to act for the two lenders and link together the conveyances?
Do use our search tool on this site to ensure that the solicitors are on the appropriate lender panels. Having checked that they are the solicitor will be able to tie up the two conveyancing matters but you should talk with you conveyancer and specify your expectations and requirements.
I need to instruct a conveyancing practitioner in Thamesmead for my house move. Can I see a firm’s complaints history with the legal regulator?
One can find presented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may recorded call for training purposes.
I am a negotiator for a busy estate agent office in Thamesmead where we have experienced a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Thamesmead conveyancing solicitors. Can you confirm whether the seller of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Thamesmead conveyancing firm to act on my behalf?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to determine the amount due.
An example of a Lease Extension case for a Thamesmead premises 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 remaining number of years on the lease was 76 years.
When it comes to my conveyancing in Thamesmead should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Thamesmead conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.