is it true that all Woolwich solicitors on the RBS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the RBS conveyancing panel they would need to be regulated by the SRA. The majority of banks do list licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
I am expecting a AIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Woolwich solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Woolwich solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
After shopping around on the internet I have found a Woolwich conveyancing practitioner having checked that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Woolwich surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I'm buying a new build house in Woolwich with a mortgage from Nottingham Building Society. The sellers refused to move on the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my lawyer about the extras as it will impact my loan with Nottingham Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How do I use the search tool to locate a conveyancing lawyer in Woolwich on the panel for my bank?
1st pick a mortgage company such as Yorkshire Building Society, Chelsea Building Society or TSB then specify your location for example Woolwich. Conveyancing practices in Woolwich and across England and Wales should be identified.
There are only Fifty years unexpired on my flat in Woolwich. I now want to get lease extension but my landlord is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the landlord. On the whole an enquiry agent may be useful to try and locate and to produce a report to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the vesting order request to the County Court overseeing Woolwich.
After months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Woolwich. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Woolwich conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Woolwich premises is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case was in relation to 1 flat. The unexpired term was 69.77 years.
18 days into a sale of a flat in Woolwich. Conveyancing is fine but we are being charged an extortionate amount from the managing agents. To date we have forked out £275 for a leasehold management information and then another £117.20 for additional queries raised by the buyers property lawyer.
Neither you or your solicitor will have any control over the extent of the bill for this information but the average costs for the information for Woolwich leasehold premises is £355. For Woolwich conveyancing transactions it is usual for the seller to cover the costs. The landlord or their agents are under no legal obligation to address these questions most will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no statute that requires capped charges for administrative tasks. There is no set time frame by which they are required to supply answers.