I am selling my house in Mitcham Junction. Does my solicitor need to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society 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 panel criteria fairly frequently in recent years.
We are buying a flat in Mitcham Junction. It might be a silly question but how we can trust a solicitor? At some point we have to put money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My lawyer has informed me that flying freehold insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Mitcham Junction?
The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between Halifax and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.
I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being pedantic. The Mitcham Junction solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one near me in Mitcham Junction I like with a park and railway links nearby, however it's only got 51 years on the lease. There is not much else in Mitcham Junction suitable, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Mitcham Junction and how can you help?
The 1954 Act gives a safeguard to commercial lessees, giving them the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Mitcham Junction
In surfing the web for the phrase on line conveyancing in Mitcham Junction it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the right solicitor for purchase transaction?
The ideal method of seeking a suitable conveyancer is through a trusted referral, so seek the opinion of friends and relatives who have bought a property in Mitcham Junction or the local estate agent or financial adviser. Costs for conveyancing in Mitcham Junction vary, so it's advisable to request a minimum of four fee estimates from varying types of property lawyers. Be sure to obtain confirmation that the costs are assured not to escalate.
Harry (my fiance) and I may need to rent out our Mitcham Junction 1st floor flat temporarily due to a new job. We used a Mitcham Junction conveyancing practice in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?
A lease governs relations between the freeholder and you the leaseholder; specifically, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Mitcham Junction do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Mitcham Junction conveyancing firm to help?
Most certainly. We can put you in touch with a Mitcham Junction conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Mitcham Junction residence is 50 & 52 Southcroft Road in September 2013. The tribunals own valuation determined that the premium payable should be £29,000 This case was in relation to 2 flats. The unexpired term was 86.11 and 60.64.