I am only a couple days away from an exchange on a property in Hainault and my parents have sent the 10% deposit to my conveyancing practitioner. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to make a notification to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to hold matters up?
The property lawyer is obliged to clarify with lender to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Hainault. Do I receive the keys to the house on completion from my conveyancer? If so, I will use a local conveyancing solicitor in Hainault?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and once they have received this, you should be called to collect the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
Is there a list of UBS panel solicitors in Hainault on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings visible over the internet. Where you are looking for a Hainault conveyancing practitioner on the UBS please make the most of our facility.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Hainault property lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Are there restrictive covenants that are commonly identified as part of conveyancing in Hainault?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Hainault. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm remortgaging my existing home to a BTL mortgage with Santander and I will use the rest of the raised equity as a deposit on a second property. The location we are interested in is Hainault. Will your conveyancers be able to act for both sets of mortgage companies and tie in the two deals?
Do use our search tool on this page to ensure that the conveyancers are approved by both banks. Having checked that they are your conveyancer should be able to tie up the two transactions but you should have a chat with you solicitor and communicate your expectations and requirements.
My partner has encouraged me to use his lawyers for conveyancing in Hainault. Do I follow his guidance?
There are no two ways about it the ideal way to find a conveyancing lawyer is to have guidance from friends or family who have previously instructed the conveyancer you're considering.
Can you provide any advice for leasehold conveyancing in Hainault with the intention of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Hainault can be bypassed where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ representatives. If you hold a share in a the Management Company, you should make sure that you have the original share certificate. Arranging a replacement share certificate can be a time consuming formality and frustrates many a Hainault conveyancing transaction. Where a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (if relevant) for this sooner rather than later. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Hainault state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord acquiescing to such changes. If you fail to have the consents to hand do not contact the landlord without contacting your solicitor first. Some Hainault leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have had any disputes with your landlord or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be warry about purchasing a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to ongoing.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Hainault conveyancing firm to assist?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to calculate the price.
An example of a Freehold Enfranchisement decision for a Hainault premises is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case was in relation to 2 flats. The unexpired lease term was 69.26 years.