I am purchasing a 3 bedroom semi in Hook. Our aim is to carry out a loft conversion at the house.Will legal conveyancing on the property involve checks to determine if these works are permitted?
Your conveyancer will review the deeds as conveyancing in Hook will on occasion reveal restrictions in the title documents which restrict certain works or need the permission of a 3rd party. Certain works need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I have been told by my lawyer that missing deeds insurance is needed on my purchase. What is the level of cover for Hook conveyancing?
The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Barclays and Leeds Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
We previously selected conveyancing lawyers with offices in Hook on the Leeds Building Society solicitor panel. They have just invoiced me a separate fee for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor can levy a fee for this. This charge is not set by Leeds Building Society but by your Hook lawyer. Numerous firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
Is it necessary to take out insurance to cover chancel repairs when acquiring a house in Hook?
Unless a previous purchase of the property took place after 12 October 2013 you may take it that conveyancing practitioners delivering conveyancing in Hook to continue to advocate a chancel search and or insurance against a claim.
I have been on the look out for a ground for flat up to £245,000 and identified one near me in Hook I like with a park and station nearby, the downside is that it's only got 52 years on the lease. There is not much else in Hook in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
My husband and I are four weeks into a leasehold purchase having been referred to a firm by the estate agent to carry out the conveyancing in Hook. I am am extremely disappointed with the quality of service. Could you help me find new lawyers?
They would have to be really poor to suggest diss instructing them. Has the mortgage offer been issued? If so you must inform them of the new contact details and get the mortgage documents are re-issued. Your new conveyancer should be on the mortgage company panel to avoid added fees and frustration. So that should be your first question of the new solicitors. The search tool should assist you in finding a bank approved conveyancer for your conveyancing in Hook
There are only Seventy years left on my lease in Hook. I now wish to get lease extension but my landlord is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to find the lessor. On the whole an enquiry agent may be helpful to try and locate and prepare a report which can be used as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Hook.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Hook conveyancing firm to act on my behalf?
Where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to determine the sum to be paid.
An example of a Lease Extension case for a Hook property 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.
Developers have suggested I use a conveyancing practitioner and I've obtained a quote from them. They are nearly three hundred pounds less expensive than my own Hook solicitor. Should I use them?
Housebuilders often have panels of property lawyers who are quick and who know the builder's documentation and conveyancing practitioner. As many developers offer an incentive to choose their approved conveyancing practitioner for this reason, any increased cost can be avoided and a builder will not suggest a conveyancing factory and run the risk of having the transaction delayed when they require an exchange in 28 days. A counter-argument for not opting for the suggested conveyancer is that they may prove unwilling to 'push' your interests at the risk of alienating the developer. Where you have concerns that this may be the situation you should keep with your local Hook solicitor.