I am assisting my aunt sell her flat in Hyde Park. Will the conveyancing solicitor commission an energy assessment or do I organise this?
Following the demise of HIPs, energy performance certificates was kept a compulsory part of selling a property. An energy performance certificate needs to be commissioned before the property is marketed. This is not something that law firms ordinarily arrange. If you are using a Hyde Park conveyancing solicitor they may be able to arrange EPC’s given their relationships with reputable local providers
The formalities of my purchase has taken place for my property in Hyde Park. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Coventry BS have agreed my mortgage in principle, my bid on a property in Hyde Park has been agreed to, what happens next?
The estate agent will want to be advised as to your solicitor's details (ensure that the property lawyers are on the bank’s approved list). Call up Coventry BS or the financial adviser and finish off any outstanding documentation. Coventry BS will instruct a valuer who will get in touch with the selling agent or vendor to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Coventry BS will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hyde Park.
I have justdiscovered that Wolstenholmes have closed. They carried out my conveyancing in Hyde Park for a purchase of a leasehold flat 12 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hyde Park conveyancing specialists.
How does conveyancing in Hyde Park differ for newly converted properties?
Most buyers of new build premises in Hyde Park come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Hyde Park tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hyde Park or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Hyde Park before appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies tend refuse to grant a loan on such a home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via 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 Hyde Park. Conveyancing will be smoother if you use a solicitor in Hyde Park especially if they are accustomed to such properties in Hyde Park.
Due to complete next month on a studio apartment in Hyde Park. Conveyancing solicitors have said that they are sending me a report next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Hyde Park should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Will you be prohibited or prevented from having pets in the property? Responsibility for repairing the window frames if lease has a provision for a sinking fund for major works? Changes to the premises
Hyde Park Leasehold Conveyancing - Examples of Questions you should consider before buying
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Many Hyde Park leasehold properties will have a service bill for the upkeep of the block levied on behalf of the management company. Where you purchase the flat you will have to meet this contribution, usually quarterly throughout the year. This can differ from several hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge for you to pay yearly, this is usually not a significant sum, say around £50-£100 but you need to check it because on occasion it can be prohibitively expensive. What is the name of the managing agents? How is the lease structured?
I am an executor of my recently deceased aunt’s Will, with a house in Hyde Park which is to be sold. The property is unregistered at the Land Registry and I'm advised that some buyers solicitors will insist that it is in place before they'll move forward. What's the mechanism for this?
In the situation you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.