Are the Gospel Oak conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?
Gospel Oak conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
I am purchasing my first flat in Gospel Oak with a loan from Bank of Ireland. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my conveyancer about the side-deal as it will affect my loan with Bank of Ireland. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Gospel Oak is the location of the property. Can you shed any light on this issue?
Flying freeholds in Gospel Oak are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gospel Oak you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gospel Oak may determine 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 property.
Taking into account that I am about to part with hundreds of thousands of pounds on a property in Gospel Oak I would like to talk to a conveyancer concerning thehome move in advance of appointing the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your conveyancing in Gospel Oak.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Gospel Oak should be the figure that you are charged.
We're FTB’s - agreed a price, but the estate agent has warned us that the vendor will only go ahead if we appoint the agent's preferred conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Gospel Oak
It is unlikely the sellers are driving this. If they desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your preferred Gospel Oak conveyancing solicitors - rather thanthose that will provide their estate agent a introducer fee or hit his conveyancing targets pre-set by head office.
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Gospel Oak. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Gospel Oak ?
Most houses in Gospel Oak are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Gospel Oak so you should seriously consider looking for a Gospel Oak conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your lawyer will report to you on the legal implications.
Having spent years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Gospel Oak. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Gospel Oak conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Gospel Oak flat is Flat 2 27 Mackeson Road in December 2012. The Tribunal assessed the value of the lease extension premium at £35,435 and rounded the figure to £35,500 This case was in relation to 1 flat. The unexpired residue of the current lease was 64.77 years.