My husband and I are intent on buying residence in Lisson Grove. My property lawyer is not listed on the bank approved list. Am I still permitted to continue with my Lisson Grove conveyancing solicitor notwithstanding that they are not on the bank approved list?
Various options include
- Complete the deal with your chosen Lisson Grove solicitor but your mortgage company will undoubtedly appoint a conveyancer from their approved panel. This will result in additional cost and likely frustration.
- Get a new conveyancer to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Convince your solicitor to attempt to join the lender panel
IfI was to purchase a straightforward propertyin Lisson Grove mortgage fee and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Lisson Grove?
The only reduction in fees you would achieve is the costs for searches. A lawyer is obliged to do the vast majority of work - money laundering, liaising with your vendors lawyer, SDLT return, register the property etc. A marginal saving might be made by not needing to register a mortgage however it will not be meaningful.
I am buying a victorian detached house in Lisson Grove. We would like to an extension at the rear at the property.Will the conveyancing process include checks to see if these works are prohibited?
Your conveyancer should review the deeds as conveyancing in Lisson Grove will sometimes reveal restrictions in the title documents which prohibit categories of works or require the consent of a 3rd party. Many extensions call for local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I am selling my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being a right pain. The Lisson Grove solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Lisson Grove property lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Lisson Grove surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am purchasing my first flat in Lisson Grove with a mortgage from The Royal Bank of Scotland. The developers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my lawyer about the deal as it will adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Am I best advised to use a Lisson Grove conveyancing practitioner in close proximity to the house I am hoping to buy? I have an old university friend who can conduct the legal formalities however they are based 300kilometers away.
The primary upside of using a local Lisson Grove conveyancing practice is that you can attend the office to sign documents, present your identification documents and pester them if necessary. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and in the main were impressed that should outweigh using an unfamiliar Lisson Grove conveyancing solicitor solely due to them being local.
I've recently bought a leasehold flat in Lisson Grove. Am I liable to pay service charges for periods before my ownership?
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. However, your landlord may still be able to take action to forfeit the lease. It is an essential part 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).
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Lisson Grove. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a Lisson Grove conveyancing firm who can help.
An example of a Lease Extension decision for a Lisson Grove flat is Flats 37 & 39 88/90 Portland Place in December 2010. The Tribunal determined that the premium payable for the lease extensions in respect of these two flats is as follows:- For Flat 37, the sum of £385,230.00 For Flat 39, the sum of £436,780.00 This case affected 2 flats. The unexpired lease term was 24.02 years.