I am in the process of selling my ground floor flat in Belsize Park and the estate agent has just e-mailed to say that the purchasers are changing their conveyancer. The excuse is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with certain law firms rather the firm that they want to choose for their conveyancing in Belsize Park ?
Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Banks point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
My relative recommended that if I am purchasing in Belsize Park I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Belsize Park conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Belsize Park around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Belsize Park Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Belsize Park Education with plans and statistics, Local Amenities and other useful information concerning Belsize Park.
The deeds to our home can not be found. The conveyancers who conducted the conveyancing in Belsize Park 5 years ago no longer exist. What are my options?
Gone are the days when you need to have the physical official documentation to evidence that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
I'm buying my first flat in Belsize Park with a mortgage from Clydesdale. The sellers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about the deal as it could jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
We are a couple of weeks into a residential purchase having been recommend to solicitors by the local agent to handle our conveyancing in Belsize Park. I am am very dissatisfied with the level of service. Could you help me find new lawyers?
They would need to be really poor in order to consider replacing them. Has your loan offer been issued? If so you need to advise them of the new contact details and get the mortgage documents are issued to the new lawyers. The conveyancer should be on the banks approved list to avoid added charges and delays. So that should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Belsize Park
My wife and I purchased a leasehold house in Belsize Park. Conveyancing and Birmingham Midshires mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Belsize Park who previously acted has now retired. What should I do?
First contact HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Belsize Park conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
My wife and I have hit a brick wall in trying to purchase the freehold in Belsize Park. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Belsize Park conveyancing firm who can help.
An example of a Lease Extension case for a Belsize Park property is First Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case was in relation to 2 flats. The unexpired lease term was 16.83 and 16.43.