I was informed recently by my estate agent that my Belvedere property lawyer is not on the lender Conveyancing panel. How can I be sure that this is correct?
Your first step should be to contact your Belvedere lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
My lawyer has informed me that breach of easement insurance is required on my purchase. What is the level of cover for Belvedere conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
is it true that all Belvedere solicitor firms on the Bank of Ireland conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
My wife and I are in the process of looking at houses in Belvedere and I am about to put in an offer. Should I already have a conveyancer appointed at this point? I am planning to take a home loan with Lloyds.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Belvedere. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Belvedere
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.
I am looking for a flat up to £235,500 and found one close by in Belvedere I like with amenity areas and station nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Belvedere in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
We are a fortnight into a residential purchase having been referred to conveyancers by the local agent to execute conveyancing in Belvedere. We are not happy. Can you you assist me in finding new lawyers?
A lawyer would have to be very poor in order to consider diss instructing them. Has your loan offer been generated? In the event that it has you will need to inform them of the new contact details and get the offer are re-sent. Your new conveyancer should be on the banks panel to avoid supplemental charges and frustration. That should be your starting point. Our find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Belvedere
If all goes to plan we aim to complete the disposal of our £175,000 garden flat in Belvedere next week. The landlords agents has quoted £336 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Belvedere?
Belvedere conveyancing on leasehold maisonettes more often than not involves the purchaser’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries the majority will be willing to assist. They are at liberty to charge a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is above £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration charges, without which the charge is not strictly payable. Reality however dictates that one has no option but to pay whatever is demanded should you wish to exchange contracts with the buyer.
We have reached the end of our tether in seeking a lease extension in Belvedere. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or if there is dispute 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 Leasehold Valuation Tribunal to decide the premium.
An example of a Lease Extension matter before the tribunal for a Belvedere 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 remaining number of years on the lease was 76 years.