Unfortunately I am unable to travel far from Temple Fortune. I would like to know the understand why all Temple Fortune conveyancers aren't automatically on all lender panels?
A decade ago most banks demonstrated an attitude to risk which is different from today. The FSA in 2010 instigated a thematic review into property fraud which concluded: know the conveyancing practitioners on your panel. Consequently, banks have since soughtmore information from law firms regarding their processes and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of volume of transactions the mortgage companies insisted on.
We have a mortgage agreed in principle with Leeds Building Society. Temple Fortune conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
Some lenders take longer than others. Have Leeds Building Society done the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am expecting a AIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Temple Fortune solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Temple Fortune solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Temple Fortune solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Temple Fortune postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Temple Fortune.
What does a local search reveal concerning the property I am purchasing in Temple Fortune?
Temple Fortune conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search plays an important part in most Temple Fortune conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
Me and my brother have a semi-detached Edwardian house in Temple Fortune. Conveyancing practitioner represented me and TSB. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. Is it worth asking TSB to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Temple Fortune and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing solicitor who conducted the conveyancing.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Temple Fortune. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Temple Fortune ?
Most houses in Temple Fortune are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Temple Fortune in which case you should be looking for a Temple Fortune conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your solicitor will advise you fully on all the issues.
Having spent years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Temple Fortune. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to judgment on the premium.
An example of a Lease Extension matter before the tribunal for a Temple Fortune residence is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case related to 1 flat. The unexpired residue of the current lease was 76 years.
Do online conveyancing companies cover everything a high street Temple Fortune solicitor does or must I retain a solicitor for the final stages for my conveyancing in Temple Fortune?
If you instruct an online conveyancer they should undertake all the things your Temple Fortune conveyancer would cover.