Me and my partner are soon to complete buying a house in Addiscombe but as a consequence of wreckage from a small fire at the property I have managed to agree compensation from the vendor in the sum of three thousand pounds taking the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process however Nationwide are not allowing this. Why were they notified?
The solicitor being on a Nationwide approved list is duty bound to disclose to Nationwide of any changes to the purchase price. If you were to refuse your lawyer to notify the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new property lawyer for your conveyancing in Addiscombe.
Finally the sale completed on my house in Addiscombe last December but our buyer keeps e-mailing me complaining that his conveyancer needs to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Following your disposal your lawyer should send the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Where relevant, your solicitor should also evidence that the home loan has been discharged to the purchasers lawyers. There is unlikely to be post completion procedures peculiar conveyancing in Addiscombe.
Are the BSA planning on creating a online directory to to identify law firms on the Darlington Building Society conveyancing panel for example in Addiscombe?
We are not aware of any intention on the part of the BSA to promote such a search facility.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Addiscombe is the location of the property. Can you shed any light on this issue?
Flying freeholds in Addiscombe are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Addiscombe 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 Addiscombe 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 residence.
I've recently bought a leasehold property in Addiscombe. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Despite our best endeavours, we have been unsuccessful in negotiating a lease extension in Addiscombe. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price payable.
An example of a Freehold Enfranchisement decision for a Addiscombe property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The unexpired residue of the current lease was 98 years.
My wife and I have recently appointed a conveyancing solicitor in Addiscombe. I need to find out if they are on the bank's conveyancing panel. Could you advise?
One option is to phone your conveyancer to check if they are on the bank's approved list. Alternatively please get in touch with us and we can make some checks for you. Should the firm not be on the bank panel we we can help find a quality conveyancing solicitor in Addiscombe on the approved list for your mortgage company.