Souldappointing a Ham conveyancing lawyer make the ownership transfer smoother?
Generally conveyancing lawyers in your area will have good connections with your local authority, which could assist with the Ham conveyancing searches that your conveyancer will inevitably need. It can only be a plus if they have strong relationships with the Land Registry covering your area Ham, other property lawyers in the area and Ham selling agents.
I am buying a end of terrace house in Ham. We would like to an extension at the rear at the property.Will legal due diligence on the property involve investigations to ascertain if these works were previously refused?
Your property lawyer will review the registered title as conveyancing in Ham will occasionally reveal restrictions in the title deeds which prohibit categories of works or need the consent of a 3rd party. Many works call for local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Ham solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ham postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Ham.
At last I have had an offer on an apartment in Ham accepted, the vendors do however have a tied purchase. The vendors have offered on on an apartment, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Ham. What do I do now? When should I get the mortgage application with TSB going?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Ham conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the TSB approved list. Concerning the subsequent phase this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. During a buoyant market many purchasers would apply for a home loan with TSB and pay for the valuation and only if it was satisfactory would they request their property lawyer to move forward with searches.
I'm purchasing a new build house in Ham with a loan from Yorkshire Building Society. The sellers would not move on the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my lawyer about the side-deal as it could jeopardize my loan with the lender. 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 have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Ham I like with amenity areas and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Ham for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan that many years will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
I have been sourcing a conveyancing practitioner in Ham for my house move. Is it possible to check a solicitor's complaints history with the legal regulator?
Members of the public may read published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.
Two months into purchasing a residence in Ham. Conveyancing solicitor has told us the property is "Leasehold". Does this adversely affect the marketability of the property?
Ham conveyancing does not in most situations involve leasehold houses. The main factor here is the length of lease and the ground rent. If there are over a hundred years remaining with a nominal rent, it's virtually freehold, so it’s unlikely to impact the saleability too much.
At the other extreme, if it's, say, 50 years it is bound to have a material effect on the saleability, and most likely wouldn't be acceptable to the lender. The remaining lease term and ground rent will be specified in the lease provided to your conveyancer.