We are planning to purchase with Norwich and Peterborough Building Society. I went into a few high street solicitors yet cant to find a Barnes Cray conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you help?
Feel free to make the most of the find a conveyancing panel solicitor tool on this web page. Please choose the mortgage company and type Barnes Cray or your preferred area and you will discover numerous solicitors located in Barnes Cray or near you.
I am the single recipient of my late father’s estate and I have everything in my name now, including the my former home in Barnes Cray. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I do know about the CML 6 month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the house in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Most banks would take a practical view as this provision principally exists to identify subsales or the wholesaling and assigning of property.
The formalities of my purchase has taken place for my property in Barnes Cray. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
At last I have had an offer on a maisonette in Barnes Cray agreed to, but there is a chain. The owners have put an offer on somewhere, but it’s not yet tied up, and are looking at other properties in the pipeline. I have chosen a nearby conveyancing solicitor in Barnes Cray. What do I do now? When do I get the mortgage application with Coventry BS started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Barnes Cray conveyancing search costs, etc). The first thing to do is ensure that your solicitor is on the Coventry BS approved list. Concerning the subsequent phase this very much dictated by the specifics of your case, desire for this property and on the state of the market. In a rising market many purchasers will apply for a home loan with Coventry BS and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with searches.
I am selling our home in Barnes Cray and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Barnes Cray. We have lived in Barnes Cray for 4 years we know of no issue. Should we contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Barnes Cray I like with amenity areas and transport links in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Barnes Cray for this price, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan the shortness of the lease will be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
I have been pointed in your direction by numerous estate agents in Barnes Cray to locate a solicitor on your site. What’s the financial advantage for Estate Agents to market your services over and above alternative conveyancing organisations?
We refuse to give any commission for sending work in our direction. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Barnes Cray conveyancing firm to assist?
in cases where there is a missing landlord or if there is dispute 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 make a decision on the premium.
An example of a Lease Extension decision for a Barnes Cray property 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 term as at the valuation date was 76 years.
What makes a Barnes Cray lease problematic?
Leasehold conveyancing in Barnes Cray is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are missing. The following missing provisions could result in a defective lease:
Service charge per centages that don't add up correctly leaving a shortfall
You may encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Skipton Building Society, and Godiva Mortgages Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to pull out.