Forgive me if this question is silly but I am new to the house moving as FTB of a garden flat in Enderby. Do I collect the keys to the house on completion from my solicitor? If so, I will use a local conveyancing solicitor in Enderby?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
The formalities of my purchase has taken place for my property in Enderby. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most lenders 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 sorted out 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 who will take matters further.
RBS have agreed my home loan in principle, my offer on a apartment in Enderby has been accepted, now what?
The estate agent will need to be advised as to your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the lender’s approved list). Telephone RBS or your financial adviser and finalise any relevant paperwork. RBS will instruct a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. RBS will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Enderby.
The deeds to my house are lost. The lawyers who handled the conveyancing in Enderby 10 years ago have long since closed. What are my next steps?
As long as the title is registered the information relating to your ownership will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, identify your property and get current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I'm purchasing a new build house in Enderby with the aid of help to buy. The developers would not move on the price so I negotiated 6k of additionals instead. The property agent told me not reveal to my lawyer about this deal as it would jeopardize my mortgage with Virgin Money. Is this normal?.
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.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Enderby I like with open areas and station nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Enderby suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan that many years may be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
How can the Landlord & Tenant Act 1954 impact my business property in Enderby and how can you help?
The 1954 Act gives protection to business tenants, giving them the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Enderby is one of the hundreds of locations in which our lawyers are located
Am I best advised to choose a Enderby conveyancing lawyer based in the location that I am hoping to buy? I have an old university friend who can execute the conveyancing but her office is 300kilometers drive away.
The primary upside of using a high street Enderby conveyancing firm is that you can visit the firm to execute paperwork, deliver your identification documents and pester them where appropriate. Having local Enderby know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were happy that should trump using an unfamiliar Enderby conveyancing lawyer just because they are round the corner.