My husband and I are purchasing a brand new duplex in Burnt Oak and my conveyancer is telling me that she is duty bound to the mortgage company to disclose incentives from the seller. The Estate Agents are hassling me to exchange contracts and I would rather not delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Is it the case that all Burnt Oak CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved solicitors?
It is true that some lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I am currently in the process of buying my council flat in Burnt Oak. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I am selling my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being difficult. The Burnt Oak solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just had an offer accepted on a new build apartment in Burnt Oak. Conveyancing is a frightening process 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.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Burnt Oak
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I opted to have a survey done on a house in Burnt Oak prior to retaining conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks may not issue a mortgage on a flying freehold property.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Burnt Oak. Conveyancing will be smoother if you use a solicitor in Burnt Oak especially if they regularly deal with such properties in Burnt Oak.
What is different about your site and other web based conveyancing brokers when it comes to conveyancing in Burnt Oak?
At this site receive a fixed fee quote from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Burnt Oak. As opposed to estate agents and brokerage sites we do not charge firms a commission if you choose them for your home move in Burnt Oak
What advice can you give us when it comes to finding a Burnt Oak conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Burnt Oak conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Burnt Oak conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
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Can they put you in touch with clients in Burnt Oak who can give a testimonial? What are the charges for lease extension conveyancing?
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Burnt Oak conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a Burnt Oak conveyancing firm who can help.
An example of a Lease Extension decision for a Burnt Oak residence is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case related to 1 flat. The number of years remaining on the existing lease(s) was 71.55 years.