My husband and I are purchasing a 3 bedroom apartment in Harold Park with a mortgage. We like our Harold Park solicitor, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Harold Park property lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to require that the mortgage company use our Harold Park property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Harold Park conveyancing solicitor to apply to be on the conveyancing panel.
I'm buying a new build house in Harold Park with a loan from Coventry Building Society. The builders would not budge the price so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my conveyancer about this deal as it will put at risk my mortgage with Coventry Building Society. Is this normal?.
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've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Harold Park is where the house is located. Can you shed any light on this issue?
Flying freeholds in Harold Park are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harold Park you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harold Park may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm refinancing my current property to a buy to let loan with Halifax and intend to use the remaining equity as a deposit on a second house. The area we are talking about is Harold Park. Will your solicitors be able to act for the two banks and tie in the conveyances?
Make use of our comparison tool on this site to be sure that the solicitors are on the appropriate lender panels. Assuming that they are the solicitor should be able to tie up the two deals but you should have a chat with you conveyancer and communicate your desired outcome and needs.
I've recently bought a leasehold flat in Harold Park. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
After months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Harold Park. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Harold Park conveyancing firm who can help.
An example of a Lease Extension decision for a Harold Park premises 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 unexpired lease term was 57.5 years.
Is planning consent required to change a single dwelling into multiple flats in Harold Park? This has occurred to a house adjacent to my house in Harold Park and was not aware of it happening until it was complete.
Planning consent is necessary for converting a single dwelling in Harold Park into apartments but probably not for converting back to single dwelling-house so, simply put, yes,a it is required.