Me and my partner are planning to purchase a 3 bedroom apartment in Slade Green with a mortgage. We wish to retain our Slade Green solicitor, however the lender says he's not on their "panel". It appears that we have no choice but to instruct one of the lender panel solicitors or retain our Slade Green property lawyer and pay for one of their panel lawyers to represent them. We consider that this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Slade Green conveyancing solicitor to apply to be on the conveyancing panel.
As a FTB what is the most important piece of guidance you can give me concerning purchase conveyancing in Slade Green?
Not many law firms shout this from the rooftops but conveyancing in Slade Green and elsewhere in Kent is often a confrontational process. In other words, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and other parties involved in the ownership transfer. For instance, the seller, selling agent and even potentially a bank. Appointing a solicitor for your conveyancing in Slade Green an important selection as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to act in your best interests and to protect you.
Sometimes a potential adversary may attempt to sway you that you should follow their advice. For instance, the property agent may claim to be helping by suggesting your solicitor is wrong. Or your financial adviser may try to convince you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.
I decided to have a survey done on a property in Slade Green in advance of retaining lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend refuse to issue a mortgage on such a home.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Slade Green. Conveyancing will be smoother if you use a solicitor in Slade Green especially if they are acquainted with such properties in Slade Green.
My husband and I are FTB’s - had an offer accepted, but the estate agent has warned us that the seller will only issue a contract if we use the agent's chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Slade Green
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', alienating a motivated buyer is counter productive. Contact the vendors directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your preferred Slade Green conveyancing firm - as opposed tothe ones that will provide the negotiator at the agency a commission or hit his conveyancing thresholds set by HQ.
My wife and I purchased a leasehold house in Slade Green. Conveyancing and HSBC Bank mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Slade Green who previously acted has now retired. Do I pay?
The first thing you should do is contact HMLR to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Slade Green conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
After months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Slade Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to determine the amount due.
An example of a Lease Extension decision for a Slade Green 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 affected 13 flats. The unexpired lease term was 76 years.