I am purchasing a property in Newbury Park. An unusual aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Nottingham your lawyer must follow the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Nottingham where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Newbury Park.
After weeks of negotiation I have agreed a price on a house in Newbury Park. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. Not long after, the lawyer contacted me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a Newbury Park conveyancer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Newbury Park postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Newbury Park.
I require quick conveyancing in Newbury Park as I have a deadline to exchange contracts in less than one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a mortgage free buyer you have the choice not to have searches conducted although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Newbury Park the following are examples of issues that can arise and adversely affect future saleability: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
three months have elapsed since my purchase conveyancing in Newbury Park completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build flat in Newbury Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Newbury Park
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Is it possible to transfer to a new solicitor as I have to appoint a firm on the Platform Home Loans Ltd conveyancing list. I hired a high street conveyancing solicitor in Newbury Park round the corner but the firm is not approved by Platform Home Loans Ltd
We will our best to assist in finding you a conveyancing solicitor in Newbury Park on the Platform Home Loans Ltd panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Newbury Park. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Newbury Park.
Having checked my lease I have discovered that there are only 72 years remaining on my lease in Newbury Park. I now want to get lease extension but my freeholder is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have made all reasonable attempts to find the freeholder. In some cases a specialist may be useful to try and locate and to produce a report to be used as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the application to the County Court covering Newbury Park.
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Newbury Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a Newbury Park conveyancing firm who can help.
An example of a Lease Extension case for a Newbury Park flat is 104 Coventry Road in July 2014. The Tribunal determined that the lease extension permium should be £22,896.15 This case affected 1 flat. The unexpired residue of the current lease was 60.29 years.