I am purchasing a house for cash in Ham. I have resided for the last Seventeen years in Ham. Conveyancing searches are exorbitant. As I know the area and road very well must I have all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Ham conveyancing searches are non-obligatory. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches completed, but she has a professional duty to do this. One thing to consider; if you are likely to sell the house one day, it will likely be be of importance to your prospective purchaser what the searches contain. Sometimes premises with functional issues can still throw up adverse search results. A good conveyancing solicitor in Ham will provide you some practical guidance concerning this.
Will my lawyer be raising questions concerning flooding as part of the conveyancing in Ham.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Ham. There are those who acquire a house in Ham, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Ham. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine whether the premises has suffered from flooding. If the premises has been flooded in past which is not revealed by the owner, then a buyer could bring a legal claim for losses resulting from an incorrect reply. A purchaser’s solicitors may also commission an environmental report. This should disclose whether there is a recorded flood risk. If so, further investigations will need to be initiated.
I have a semi-detached Edwardian property in Ham. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ham and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who conducted the conveyancing.
I am buying my first flat in Ham with a mortgage from National Westminster Bank. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not inform my solicitor about the extras as it would impact my mortgage 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.
In my capacity as executor for the estate of my aunt I am selling a property in Cardiff but live in Ham. My solicitor (who is 250 miles awayneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Ham who can attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Ham
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently found out 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 advisers have are soon to be instructed. Will they explain the issues?
The majority of houses in Ham are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Ham so you should seriously consider shopping around for a Ham conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor should advise you fully on all the issues.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Ham conveyancing firm to act on my behalf?
Most definitely. We can put you in touch with a Ham conveyancing firm who can help.
An example of a Lease Extension decision for a Ham flat 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 was in relation to 1 flat.