Do I have to attend the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Maida Vale so that I can attend their offices when needed.
Whereas this was necessary twenty years ago, most banks no longer need their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to provide ID documents and there are still manifest benefits to using a local solicitor, in your situation a conveyancing solicitor in Maida Vale.
I am helping my sister sell her flat in Maida Vale. Will the conveyancer order the energy assessment or do I organise this?
Following the demise of Home Information Packs, energy assessments was retained a required part of moving property. An energy performance certificate needs to be to hand in advance of the property being put on the market. It is not as aspect of the sale process that law firms ordinarily arrange. If you are using a Maida Vale conveyancing solicitor they might be able to arrange energy assessments due to their contacts with reputable Maida Vale energy assessors
The mortgage over my property is with UBS for my property in Maida Vale. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let 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 UBS directly. You need not do this via a UBS conveyancing panel solicitor.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being difficult. The Maida Vale solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
What can a local search inform me regarding the house we're buying in Maida Vale?
Maida Vale conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search is essential in every Maida Vale conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Me and my brother own a renovated Georgian property in Maida Vale. Conveyancing solicitor acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Maida Vale and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing solicitor who carried out the work.
I am looking for a flat up to £195,000 and found one close by in Maida Vale I like with amenity areas and station in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Maida Vale in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage that many years will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
My husband and I are novice buyers - had an offer accepted, yet the selling agent advised that the vendor will only issue a contract if we appoint the agent's chosen solicitors as they want a ‘quick sale’. We would rather use a high street conveyancer used to conveyancing in Maida Vale
We suspect that the seller is unaware of this requirement. Should the owner desire ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to instruct your preferred Maida Vale conveyancing solicitors - not the ones that will give the estate agent a introducer fee or hit his conveyancing figures demanded by senior management.