We are hoping to acquire a 2 bedroom apartment in Hackbridge with a mortgage. We would like to retain our Hackbridge lawyer, but the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Hackbridge property lawyer as well as pay for one of their panel lawyers to represent them. We feel that this is inequitable; can we not require that the mortgage company use our Hackbridge conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hackbridge conveyancing lawyer to apply to be on the conveyancing panel.
I am selling our home in Hackbridge and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Hackbridge lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Hackbridge. Having lived in Hackbridge for many years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I used Action Conveyancing a few years past for my conveyancing in Hackbridge. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hackbridge of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Hackbridge with a loan from Platform Home Loans Ltd. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not to tell my conveyancer about the side-deal as it will adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
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.
I decided to have a survey carried out on a property in Hackbridge in advance of appointing solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks may not grant a loan on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements for example to Halifax. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hackbridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hackbridge to see if the conveyancing will be more expensive.
I've recently bought a leasehold house in Hackbridge. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Hackbridge conveyancing firm to help?
Most certainly. We are happy to put you in touch with a Hackbridge conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Hackbridge premises is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case was in relation to 2 flats. The unexpired lease term was 72 years.