Me and my fiance are buying a 2 bedroom apartment in Bushey with a mortgage. We like our Bushey solicitor, however the bank says she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Bushey lawyer and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Bushey conveyancing solicitor to apply to be on the conveyancing panel.
IfI were to acquire a freehold housein Bushey for cash and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Bushey?
Any savings you would make will be limited to the Bushey conveyancing searches. A solicitor is obliged to do the vast majority of work - money laundering, communicating with your sellers conveyancing practitioner, SDLT submission, register the ownership etc. A marginal saving might be made by not needing to register a charge however it will not be significant.
I'm remortgaging my existing home to a buy to let loan with Britannia and intend to use the remaining equity as a down payment on further house. The area we are talking about is Bushey. Will your solicitors be able to act for the two banks and link together the transactions?
Make use of our comparison tool on this page to be sure that the lawyers are on the appropriate lender panels. Having checked that they are your conveyancer should be able to connect the two deals but you should have a chat with you solicitor and make clear your desired outcome and requirements.
In my capacity as executor for the estate of my father I am selling a property in Cardiff but live in Bushey. My solicitor (who is 200 miles from meneeds me to sign a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Bushey to witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Bushey based
Last December I purchased a leasehold house in Bushey. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the leaseholder of a a ground floor purpose built flat in Bushey. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
You certainly can. We can put you in touch with a Bushey conveyancing firm who can help.
An example of a Lease Extension decision for a Bushey property is 197 Byron Road in March 2013. In relation to the value of the extended lease the tribunal concluded that the appropriate premium should be £19237 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 70.92 years.
What is the distinction between surveying and conveyancing in Bushey?
Conveyancing - in Bushey or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the vendor to fix the defects before you complete your move.