My lawyer in Caterham is not on the Norwich and Peterborough Building Society Conveyancing Panel. Can I still use my prefered solicitor even though they are not on the Norwich and Peterborough Building Society list of approved lawyers?
The limited options open to you here include:
- Complete the purchase with your preferred Caterham solicitors but Norwich and Peterborough Building Society will need to instruct a lawyer on their panel. This will result in additional overall legal charges as well as cause frustration.
- Get an alternative practitioner to to deal with the conveyancing, remembering to check they are Norwich and Peterborough Building Society approved.
- Try to convince your Norwich and Peterborough Building Society solicitor to seek to join the Norwich and Peterborough Building Society panel
I am purchasing a 4 bedroom semi-detached house in Caterham. We would like to an extension at the rear at the house.Will legal investigations on the property involve investigations to determine if these alterations were previously refused?
Your conveyancer should check the registered title as conveyancing in Caterham can occasionally identify restrictions in the title documents which restrict categories of alterations or need the consent of another owner. Some extensions require local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I am the single recipient of my late mum's estate and I have everything in my name alone, including the house in Caterham. The Caterham property was put into my name in August. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the property in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Most banks would take a practical view as this obligation chiefly exists to capture the purchase and immediately sell or the quick reselling of properties.
I have a mortgage with Principality for my property in Caterham. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel solicitor.
It has been 4 months since my purchase conveyancing in Caterham concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Caterham is where the house is located. Is there any guidance you can impart?
Flying freeholds in Caterham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Caterham you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caterham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How does the Landlord & Tenant Act 1954 impact my business property in Caterham and how can you help?
The 1954 Act provides security of tenure to commercial tenants, giving them the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Caterham is one of our many areas of the UK in which the firms we work with are based
There are plenty of houses in Caterham on unadopted roads. I am buying one such house. Are there any advantages to buying a property on a privately owned road?
Caterham conveyancing solicitors are familiar with dealing propertieson private. Your conveyancer should investigate Land Registry data to find any rights or liabilities. It is possible that there is a residents association that residents make annual contributions to maintain the road. If one exists, the road should be maintained and appear better than council owned.