We are due to exchange on the purchase of a property in Hornchurch but as a result of damage from some water damage at the property I have managed to agree reparation from the current proprietors of £3k in the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement yet Kent Reliance will not agree to this. Should they have been involved?
The conveyancing practitioner being on a Kent Reliance approved list is duty bound to advise Kent Reliance of any amendments to the purchase price. If you prohibit your solicitor to disclose the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new conveyancing practitioner for your conveyancing in Hornchurch.
I am assisting my mother sell her flat in Hornchurch. Does the solicitor order the energy performance certificate or it is for me to coordinate?
Following the abolition of Home Information Packs, energy performance certificates was retained a compulsory part of moving house. An energy assessment needs to be commissioned prior to the property being put on the market. It is not as aspect of the sale process that conveyancers normally arrange. Where you are using a Hornchurch conveyancing solicitor they might be willing to arrange EPC’s due to their contacts with long established Hornchurch accredited person
When it comes to lenders such as Principality, do Hornchurch property lawyers have to pay a fee to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Completion of my purchase has taken place for my property in Hornchurch. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am buying my first flat in Hornchurch benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the side-deal as it would impact my mortgage with the lender. 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 have been recommended by a few property agents in Hornchurch to select a property lawyer on your site. Is there a financial advantage for Estate Agents to promote your site rather than a competitor’s?
We refuse to give any commission for directing people to this site. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I have just started marketing my ground floor apartment in Hornchurch. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as usual as all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
We have reached the end of our tether in trying to purchase the freehold in Hornchurch. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Hornchurch conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Hornchurch 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 related to 1 flat. The unexpired term as at the valuation date was 57.5 years.
We are in the middle of purchasing a property in Hornchurch. Conveyancing solicitor has called to say the title is "Leasehold". Will this likely impact our Halifax valuation?
Hornchurch conveyancing does not in most situations involve leasehold houses. The key consideration here is the length of lease and the ground rent. If there are hundred of years years remaining with a nominal rent, it's essentially freehold, so it shouldn't impact the value too much.
At the other end of the spectrum, if it's, say, fifty five years it is bound to have a adverse effect on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease which should be made available to your conveyancer.