My husband and I are purchasing a newly constructed duplex in Harold Hill and my solicitor is advising me that she has to the mortgage company to reveal incentives from the developer. The Estate Agents are hassling me to sign contracts and I don't want to prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I had intended to instruct a property lawyer in Harold Hill for our house move. Our financial adviser informed us that our mortgage lenders Alliance & Leicester won't deal with them. Surely this is unduly restrictive?
Lenders ordinarily imposes restrictions either the type or the volume of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have decided to limit the amount of firms they use to represent them. You should note that Alliance & Leicester have no responsibility for the quality of advice provided by any member of Alliance & Leicester Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there remains mixed views about the level of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Harold Hill only conduct a couple conveyances a year.
I am buying a new build house in Harold Hill with a mortgage from Godiva Mortgages Ltd. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative told me not to tell my lawyer about this extras as it will adversely affect my loan with the bank. Should I keep quiet?.
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.
My business partner and I are hoping to lease a unit on the high street. Can you recommend solicitors offering competitive fees for commercial conveyancing in Harold Hill for less than £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Harold Hill, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. As for the costs this will depend on the structure and complexity of the proposed transaction. Let us have your details or email so as to enable us to furnish you with a fixed commercial conveyancing quote.
I am attracted to a couple of apartments in Harold Hill both have in the region of 50 years left on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Harold Hill is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the salability of the property. For most purchasers and mortgage companies, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Harold Hill conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I am the registered owner of a a ground floor purpose built flat in Harold Hill. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
Absolutely. We can put you in touch with a Harold Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Harold Hill property is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The number of years remaining on the existing lease(s) was 57.5 years.
I need to find a bank panel solicitor in Harold Hill. Could you help me?
It is not clear why you need a Harold Hill panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Harold Hill are on their panel . If you do find such a firm in Harold Hill not listed please direct them to our site to list. After all the cost is only one £1 a month