I am expecting a mortgage offer from Santander. I would like to instruct a Licensed Conveyancer in Bickley. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My nephew is purchasing a house that has just been built in Bickley with a mortgage from Aldermore. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
It is is a decade since I acquired my home in Bickley. Conveyancing lawyers have now been appointed on the sale but I am unable to locate my title documents. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the lender or they could stored with the conveyancers who acted in your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Bickley involves registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.
I am purchasing my first flat in Bickley benefiting from help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not to tell my conveyancer about this deal as it will put at risk my loan with the lender. Is this normal?.
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.
I am looking for a leasehold apartment up to £245,000 and found one close by in Bickley I like with a park and transport links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Bickley in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a home loan that many years will likely be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
Looking forward to complete next month on a ground floor flat in Bickley. Conveyancing solicitors inform me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Bickley should include some of the following:
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What the implications are if you breach a clause of your lease? Where does the liability rest for repairing the window frames You need to be told what counts as a Nuisance as far as the lease is concerned How long the lease is. You should be advised as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years You would want to be sent a copy of the lease
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Bickley conveyancing firm to assist?
Absolutely. We can put you in touch with a Bickley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Bickley premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.
