I am acquiring a brand new apartment in East Croydon and my lawyer is advising me that she is duty bound to the mortgage company to disclose incentives from the builder. I am nearing the developer’s deadline to sign contracts and I would rather not prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My lawyer has informed me that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in East Croydon?
The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
We were going to get a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any East Croydon solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint East Croydon solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I have paid off my mortgage with Skipton. I assume I don't need a East Croydon solicitor on the Skipton panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I need some expedited conveyancing in East Croydon as I have a deadline to complete in less than one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are not getting a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in East Croydon the following are instances of issues that can crop up and therefore impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
We are four weeks into a leasehold purchase having been recommend to conveyancers by the local agent to execute conveyancing in East Croydon. I am am starting to be frustrated with the quality of service. Can you you assist me in finding new lawyers?
A solicitor would have to be very bad to suggest changing them. Has the mortgage offer been sent? If so you will need to inform them of the new solicitor and have the offer are issued to the new lawyers. Your new solicitor ideally should be on the lenders panel to avoid supplemental fees and complications. So that should be your first question of the new lawyers. The search tool should assist you in finding a lender approved lawyer for your home move in East Croydon
Last August I purchased a leasehold flat in East Croydon. Do I have any liability for service charges for periods before completion of my purchase?
In a situation 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. Strange as it may seem, 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 ensure 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 have attempted and failed to negotiate with my landlord to extend my lease without success. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a East Croydon conveyancing firm to assist?
Absolutely. We are happy to put you in touch with a East Croydon conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a East Croydon premises is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The remaining number of years on the lease was 98 years.
There are plenty of properties in East Croydon on private lanes. We are acquiring one such house. Are there any advantages to purchasing a property on a privately owned road?
East Croydon conveyancing solicitors are familiar with conveyancing propertieson unadopted roads. The solicitor will review the Land Registry data to find any rights or liabilities. It is possible that there is a management company (wholly owned by residents) that residents pay into to maintain the road. Where there is one, the road will likely be maintained and look better than council maintained.