We are purchasing a victorian detached house in Woolwich. Our aim is to carry out an extension to the side at the house.Will the conveyancing process involve checks to determine if these works were previously refused?
Your property lawyer will check the registered title as conveyancing in Woolwich will occasionally reveal restrictions in the title deeds which restrict certain changes or need the permission of another owner. Some works call for local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
Does a directory service exist listing Yorkshire BS panel solicitors in Woolwich on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings open the public on the web. If you are looking for a Woolwich conveyancer on the Yorkshire BS please make the most of our facility.
The mortgage over my property is with Kent Reliance for my property in Woolwich. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance before renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
Various web forums that I have frequented warn that are the number one cause of stalling in Woolwich house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Woolwich.
I'm buying my first flat in Woolwich with a loan from Barclays Direct. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not to tell my lawyer about this side-deal as it may affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Woolwich is the location of the property. Can you offer any advice?
Flying freeholds in Woolwich are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woolwich you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woolwich may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I was recommended by numerous selling agents in Woolwich to select a solicitor on your site. Is there a financial advantage for Estate Agents to offer your services over another?
We refuse to offer any commission for directing people our way. We thought it would be too underhand to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
A conveyancing company acted on my conveyancing in Woolwich half a dozen years ago having stored my title documents but has since been shut down – how do I retreive these?
Deeds, as such, no longer exist as most properties in Woolwich are recorded electronically at Land Registry. If you need to show ownership or are disposing of or re-mortgaging your lawyer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.