Do the Building Society Association intend to launch a search tool with a view to list practices on the Norwich and Peterborough Building Society conveyancing panel for example in Gipsy Hill?
We have not been informed any intention on the part of the BSA to promote such a tool.
Me and my partner are buying a house in Gipsy Hill. I might seem paranoid but how we can trust a lawyer? On completion day we have to put funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am purchasing a detached bungalow in Gipsy Hill. We would like to carry out a loft conversion at the property.Will the conveyancing process include enquiries to ascertain if these works are prohibited?
Your solicitor should review the registered title as conveyancing in Gipsy Hill will sometimes reveal restrictions in the title deeds which prohibit categories of alterations or necessitated the consent of a 3rd party. Many works need local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
My wife and I are spending time viewing houses in Gipsy Hill and I am about to put in an offer. Should I already have a lawyer in place at this point? I am planning to take a mortgage with Co-operative.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
How does conveyancing in Gipsy Hill differ for new build properties?
Most buyers of new build residence in Gipsy Hill contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Gipsy Hill tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Gipsy Hill or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Gipsy Hill is where the house is located. Is there any guidance you can impart?
Flying freeholds in Gipsy Hill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gipsy Hill you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gipsy Hill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been pointed in your direction by two or three local estate agents in Gipsy Hill to get a quote from a solicitor using your seach tool. Is there a financial inducement for Estate Agents to market your services over another?
We don’t offer any financial incentive for pointing buyers and sellers to this site. We found it would be just too difficult a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am the leaseholder of a ground-floor 1960’s flat in Gipsy Hill. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
Most definitely. We can put you in touch with a Gipsy Hill conveyancing firm who can help.
An example of a Lease Extension case for a Gipsy Hill flat is Flat 5 4 Border Crescent in December 2013. the tribunal calculated that premium payable for the acquisition of a lease extension of the subject premises was in the sum of £14,900 (Fourteen thousand, nine hundred pounds). Those advising the applicant were advised to send a copy of the decision and a copy of the new lease with the premium (less the applicants costs as assessed by the Court) to the Croydon County Court (under claim number 3CR01226) for an officer of the Court to execute the new lease on behalf of the absentee landlord who is missing and cannot be traced). This case affected 1 flat. The remaining number of years on the lease was 69 years.
In relation to leasehold conveyancing in Gipsy Hill what are the most frequent lease problems?
Leasehold conveyancing in Gipsy Hill is not unique. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage
You will encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, The Mortgage Works, and Alliance & Leicester all have very detailed 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 purchaser to pull out.