My son-in-law is buying a newly built flat in Maida Vale with a home loan from Principality. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Principality conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Is there a reason why leasehold purchase conveyancing in Maida Vale is more expensive?
In short, leasehold conveyancing in Maida Vale and elsewhere usually warrants extra due diligence compared to freehold conveyancing. This includes analysing the lease terms, communicating with the landlord about the service of required notices, procuring current service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first entered into.
I am selling my house in Maida Vale. Will my solicitor have to be required to be on the Barclays conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Barclays conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
My wife and I buying a detached bungalow in Maida Vale. We would like to convert the garage to a playroom at the house.Will the conveyancing process involve checks to ascertain if these alterations are permitted?
Your conveyancer should review the registered title as conveyancing in Maida Vale can sometimes reveal restrictions in the title deeds which prohibit certain works or need the consent of a 3rd party. Many extensions need local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.
When it comes to lenders such as TSB, do Maida Vale property lawyers face a fee to be on the conveyancing panel?
We are unaware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
We previously appointed conveyancing lawyers located in Maida Vale on the Aldermore solicitor panel. They have just invoiced me a separate amount for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee specified by Aldermore?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer is entitled to charge a fee for this. The fee is not set by Aldermore but by your Maida Vale conveyancing practitioner. Some firms on the Aldermore panel will quote an ‘acting for lender’ fee and others do not.
I am looking for a conveyancing lawyer in Maida Vale for my purchase. Is it possible to review a firm’s complaints history with the legal regulator?
Members of the public can search for published Solicitor Regulator Association (SRA) decisions arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.
If all goes to plan we aim to complete the disposal of our £450,000 maisonette in Maida Vale in just under a week. The management company has quoted £348 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Maida Vale?
Maida Vale conveyancing on leasehold maisonettes more often than not involves the purchaser’s solicitor sending questions for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be content to assist. They are at liberty to invoice a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge invoiced by the landlord must be sent together with a synopsis of rights and obligations in respect of administration charges, without which the invoice is technically not due. In reality you have little option but to pay whatever is demanded if you want to complete the sale of your home.
I own a basement flat in Maida Vale. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
if there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the amount due.
An example of a Freehold Enfranchisement decision for a Maida Vale flat is 4 & 4A Charteris Road in June 2009. the Tribunal held that the price to be paid for the enfranchisement of 4/4a Charteris Road to be £15,510 for at 4and £15,694 for at 4a This case was in relation to 2 flats. The remaining number of years on the lease was 70.02 years.