I am buying a property without a mortgage in Belmont. I have resided for the previous 20 years in Belmont. Conveyancing searches are exorbitant. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then all but one or two of the Belmont conveyancing searches are optional. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches completed, but she is duty bound to do this. One thing to take into account; if you are intend to sell the house one day, it will likely be be of importance to your future purchaser what the searches reveal. There are plenty of instances where houses with day to day issues can still show up negative search results. A competent conveyancing solicitor in Belmont should provide you some helpful guidance here.
I am assisting my niece sell her house in Belmont. Will the solicitor arrange the energy performance certificate or it is for the owner to coordinate?
After the abolition of HIPs, energy assessments was retained a compulsory component of selling a property. An energy performance certificate should be to hand prior to the property being marketed. It is not something that lawyers ordinarily organise. Where you are using a Belmont conveyancing practitioner they might be able to arrange energy performance certificates given their contacts with long established Belmont energy assessors
I am buying a property in Belmont. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Lloyds your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties nationwide and is not limited to Belmont.
About to purchase house in Belmont. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Belmont lawyer is on the Santander conveyancing panel.
Just had an offer accepted on a new build apartment in Belmont. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Belmont
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Belmont is where the house is located. Can you shed any light on this issue?
Flying freeholds in Belmont are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Belmont you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Belmont may determine 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 have been pointed in your direction by a few property agents in Belmont to select a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to promote your site over a competitor’s?
We don’t make any referral fee for directing people to this site. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Having checked my lease I have discovered that there are only 72 years left on my lease in Belmont. I am keen to extend my lease but my freeholder is can not be found. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to locate the landlord. On the whole an enquiry agent would be helpful to try and locate and prepare an expert document to be used as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the application to the County Court overseeing Belmont.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Belmont conveyancing firm to act on my behalf?
in cases where there is a absentee landlord or where there is disagreement about the premium for a lease extension, 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 calculate the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Belmont residence is Buchanan Court 39 Vernon Road in April 2010. the Tribunal assessed that the premium payable for the freehold of the block should be £44,000. This case affected 2 flats. The unexpired residue of the current lease was 66.67 years.