I am obtaining a mortgage offer from Halifax. I would like to instruct a Licensed Conveyancer in Edmonton. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a garden flat in Edmonton. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Edmonton?
On the day of completion you will not be required to attend the conveyancers office in Edmonton. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
is it true that all Edmonton solicitor firms on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
We were going to get a AIP from Aldermore 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 Aldermore recommend any Edmonton solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Edmonton solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
Me and my brother have a terraced Georgian house in Edmonton. Conveyancing solicitor acted for me and Santander. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Edmonton and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing solicitor who conducted the conveyancing.
I'm purchasing a new build house in Edmonton with a loan from Platform Home Loans Ltd. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not disclose to my lawyer about the deal as it could impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the will of my father I am selling a property in Newport but live in Edmonton. My conveyancer (based 200 kilometers from meneeds me to sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in Edmonton to attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Edmonton based
I own a two-bedroom flat in Edmonton. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the amount due.
An example of a Vesting Order and Purchase of freehold matter before the tribunal for a Edmonton residence is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The number of years remaining on the existing lease(s) was 80.01 years.
Are there frequently found deficiencies that you come across in leases for Edmonton properties?
There is nothing unique about leasehold conveyancing in Edmonton. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:
Service charge per centages that don't add up correctly leaving a shortfall
You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Skipton Building Society, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to pull out.