I am buying a property in Harold Wood. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As your lender is Bank of Ireland your lawyer must check the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Bank of Ireland where a lease does not satisfy these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Harold Wood.
I'm in the throws of looking at houses in Harold Wood and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Virgin Money.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are obtaining a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
I currently have a mortgage with HSBC for my property in Harold Wood. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
HSBC must be informed of your intention before letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel firm.
4 months have elapsed since my purchase conveyancing in Harold Wood concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a property in Harold Wood ahead of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks will not issue a loan on this type of house.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Harold Wood. Conveyancing will be smoother if you use a solicitor in Harold Wood especially if they regularly deal with such properties in Harold Wood.
My company is planning to lease a unit on a shopping parade. Can you recommend conveyancers offering no-move-no charges for non-domestic conveyancing in Harold Wood for below £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Harold Wood, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. As for the fees these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or telephone us so that we may furnish you with comprehensive commercial conveyancing calculation.
Is it best to choose a Harold Wood conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can conduct the legal work but his firm is located 300kilometers drive away.
The primary upside of using a high street Harold Wood conveyancing practice is that you can attend the office to execute paperwork, present your ID and apply pressure on them where appropriate. Having local Harold Wood know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and in the main were happy that must surpass using an unfamiliar Harold Wood conveyancing solicitor solely due to them being round the corner.
I have recently realised that I have 72 years left on my flat in Harold Wood. I now wish to get lease extension but my freeholder is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the landlord. On the whole an enquiry agent would be useful to try and locate and prepare an expert document which can be used as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Harold Wood.
I am the proprietor of a first flat in Harold Wood. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to calculate the sum to be paid.
An example of a Lease Extension case for a Harold Wood flat 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 was in relation to 1 flat. The unexpired lease term was 57.5 years.