My fiance and I are planning to acquire a flat in Woldingham and are in fact using a Woldingham conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Bank of Scotland have this afternoon contacted us to advise us that they have now hit a problem as our Woldingham lawyer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Woldingham solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
All was ready to move into my new home in Woldingham next Thursday. 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 lender. What does the insurance need to cover?
Any lawyer on acting for banks 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 UK Finance Lenders’ Handbook instructions. These requirements are not specific to conveyancing in Woldingham.
We are planning to move property in May. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you put forward a removal company in Woldingham. Conveyancing solicitor was organised prior to coming across your site.
On the day of completion you can pick up the keys from the selling agent but this should only take place once the previous owners lawyers inform the agent that the monies to complete are in and the keys can be given over. Subsequently you will need to tell the removal company that you are ready to move in. We do not recommend a particular removal organisation but can assist you in locating a residential property solicitor in Woldingham or a lawyer that specialises in conveyancing in Woldingham.
I'm spending time looking at apartments in Woldingham and I am about to put in an offer. Is it wise to have a conveyancer on ‘stand by’? I intend to finance via a home loan with Leeds Building Society.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are taking out a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
Bank of Ireland have agreed my mortgage in principle, my offer on a apartment in Woldingham has been agreed to, now what?
The estate agent will need to be informed of your property lawyer's details (make sure the lawyers are on the lender’s panel). Telephone Bank of Ireland or the broker and complete any relevant documentation. Bank of Ireland will instruct a valuer who will get in contact with the selling agent or seller to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Woldingham.
My wife and I purchased a semi-detached Georgian property in Woldingham. Conveyancing solicitor acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Woldingham and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.
I only have 62 years left on my flat in Woldingham. I am keen to get lease extension but my landlord is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to find the landlord. For most situations an enquiry agent may be helpful to carry out a search and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court covering Woldingham.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Woldingham conveyancing firm to assist?
Most definitely. We can put you in touch with a Woldingham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Woldingham property is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case affected 3 flats. The unexpired lease term was 75 years.