Do I have to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Ham so that I can pop in to their offices if necessary.
As opposed to 12 years ago, most banks no longer need their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still manifest advantages to instructing a locally based practitioner, in your case a conveyancing solicitor in Ham.
What will a local search reveal about the house my wife and I buying in Ham?
Ham conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every Ham conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Ham I like with open areas and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Ham for this price, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage the shortness of the lease will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
Are there any apps to help identify a Ham solicitor on the Accord Mortgages Ltd conveyancing panel? I drive a motor bike and am willing to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the facility on this website. Please choose the lender and your location and you will see a number of Ham conveyancing lawyers locally. We have listed some Ham conveyancing firms towards the end of this page and you can ring them to see whether they are on the Accord Mortgages Ltd member panel
I've found a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Ham. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Ham ?
The majority of houses in Ham are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Ham in which case you should be shopping around for a Ham conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to carry out alterations. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your solicitor should report to you on the legal implications.
I am the proprietor of a second floor flat in Ham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
Absolutely. We are happy to put you in touch with a Ham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Ham residence is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.
My conveyancing solicitor in Ham has informed me that he requires ID documents asserting that this is part of his requirements as a solicitor on the mortgage company Solicitor panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Ham