We were just about to sign contracts for a freehold house in Crossness. We have hit a problem. Our mortgage offer with The Mortgage Works runs out on 20/5/2024 but the owners are insisting on a completion date of 22/5/2024. Can one prolong the loan expiry date?
The best person to address this question is your lawyer who should calculate whether they corresponding with the lender, vendor’s solicitors, estate agents or possibly all three based on the circumstances your house move as of today.
I am buying a terrace house in Crossness. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve enquiries to ascertain if these works are permitted?
Your property lawyer should check the registered title as conveyancing in Crossness can sometimes reveal restrictions in the title documents which restrict categories of alterations or necessitated the consent of another owner. Many works require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
The formalities of my purchase has taken place for my property in Crossness. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
My offer was accepted on a house in Crossness on 5/2/2024, valuation was booked 2 days after, received a clean bill of health. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should my conveyancer be raising enquiries concerning flooding during the conveyancing in Crossness.
Flooding is a growing risk for solicitors specialising in conveyancing in Crossness. Plenty of people will buy a property in Crossness, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a various searches that can be carried out by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Crossness. The conventional set of information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover whether the premises has suffered from flooding. If the residence has been flooded in past and is not notified by the seller, then a purchaser may bring a legal claim for losses stemming from an inaccurate answer. The buyer’s solicitors may also conduct an environmental search. This should reveal if there is a recorded flood risk. If so, further inquiries should be conducted.
Are there restrictive covenants that are commonly picked up during conveyancing in Crossness?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Crossness. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
The estate agent has sent us the confirmation of our purchase of a new build flat in Crossness. 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.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Crossness
-
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. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
All being well we will complete the disposal of our £225,000 maisonette in Crossness in just under a week. The landlords agents has quoted £420 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Crossness?
Crossness conveyancing on leasehold apartments nine out of ten times results in fees being levied by freeholders :
-
Addressing pre-exchange questions
Where consent is required before sale in Crossness
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have had difficulty in trying to purchase the freehold in Crossness. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the price.
An example of a Lease Extension decision for a Crossness 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 related to 13 flats. The number of years remaining on the existing lease(s) was 76 years.