Finally the sale completed on my house in Gidea Park last March but the buyer keeps SMS messaging daily to moan that her conveyancer needs to hear from mine. What are the post completion sale formalities following completion?
Following your sale your conveyancer should send the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also confirm that the mortgage has been redeemed to the purchasers lawyers. There is unlikely to be post completion steps just for conveyancing in Gidea Park.
Last month we had a mortgage agreed in principle with Principality. Gidea Park conveyancing practitioners were instructed. What is the average time that one could expect to receive a mortgage offer from Principality?
Some lenders take longer than others. Have Principality done the survey? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We expect to receive a AIP from Lloyds 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 Lloyds recommend any Gidea Park solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Gidea Park solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
After much negotiation I have agreed a price on an apartment in Gidea Park. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £150. Shortly after, the solicitor contacted me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should my lawyer be raising enquiries concerning flooding as part of the conveyancing in Gidea Park.
The risk of flooding is if increasing concern for lawyers dealing with homes in Gidea Park. There are those who acquire a property in Gidea Park, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a various checks that may be carried out by the buyer or by their lawyers which should give them a better appreciation of the risks in Gidea Park. The conventional set of information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to determine if the property has ever been flooded. If the residence has been flooded in past and is not disclosed by the vendor, then a purchaser could issue a claim for damages resulting from an misleading response. A buyer’s lawyers should also commission an environmental search. This should disclose whether there is a recorded flood risk. If so, further inquiries should be initiated.
I am buying a new build house in Gidea Park with a mortgage from Barclays Direct. The sellers refused to budge the amount so I negotiated 6k of extras instead. The property agent suggested that I not inform my solicitor about the side-deal as it would jeopardize my loan with the lender. 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.
I only have 68 years remaining on my flat in Gidea Park. I now wish to get lease extension but my freeholder is absent. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to find the landlord. For most situations a specialist should be useful to try and locate and to produce a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court covering Gidea Park.
Following years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Gidea Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Gidea Park conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Gidea Park residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired residue of the current lease was 57.5 years.
Your search tool is useful but there are many lawyers listed near Gidea Park being on the mortgage company conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our mortgage company?
We do not recommend specific Gidea Park firms as the right Gidea Park conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Gidea Park knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..