We were just about to exchange contracts for a garden flat in Harmondsworth. We have hit a snag. The mortgage offer with Barclays Direct runs out on 27/6/2024 but the vendors are putting forward a completion date of 1/7/2024. Can one prolong the mortgage offer?
The person best placed to deal with your concern is your conveyancer who will assess whether he or she is should be discussing with the mortgage company, vendor’s conveyancers, estate agents or possibly all three given the circumstances your house move as of today.
When it comes to lenders such as Nationwide, do Harmondsworth conveyancing practitioners have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
The mortgage over my property is with HSBC for my property in Harmondsworth. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
HSBC must be informed of your intention in advance of renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC 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 HSBC directly. You need not do this via a HSBC conveyancing panel lawyer.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Harmondsworth solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 Harmondsworth 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 require quick conveyancing in Harmondsworth as I am under an ultimatum to sign on the dotted line in less than 4 weeks. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are not obtaining a home loan you are at free not to have searches carried out although no solicitor would recommend that you don't. With lots of history conveyancing in Harmondsworth the following are examples of issues that can be revealed and adversely impact future mortgageability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I'm purchasing my first flat in Harmondsworth with the aid of help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not reveal to my conveyancer about this side-deal as it could impact my mortgage with the lender. Should I keep quiet?.
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.
I decided to have a survey completed on a property in Harmondsworth prior to appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some banks tend refuse to grant a loan on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Harmondsworth. Conveyancing may be slightly more expensive based on your lender's requirements.
Having checked my lease I have discovered that there are only Seventy years remaining on my flat in Harmondsworth. I now want to get lease extension but my landlord is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have used your best endeavours to find the freeholder. In some cases a specialist would be helpful to try and locate and prepare an expert document which can be used as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Harmondsworth.
I am the leaseholder of a ground-floor 1950’s flat in Harmondsworth. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to arrive at the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Harmondsworth property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired residue of the current lease was 69 years.