I require conveyancing for an apartment in a fairly new development (five years built) in Oval. The vast majority the properties have already been occupied. Is it really necessary to order conveyancing searches as part of conveyancing in Oval?
A big part of the Oval conveyancing process is the conveyancing searches. There are numerous companies conducting Oval conveyancing searches, as well straight from the local authority. These are known collectively as personal search companies due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
I purchased a freehold premises in Oval yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Oval and has limited impact for conveyancing in Oval but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
I am buying a property in Oval. One unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is UBS your lawyer must follow the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to UBS where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Oval.
I am expecting a AIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Oval solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Oval solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
Completion of my purchase has taken place for my property in Oval. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am buying a new build apartment in Oval. Conveyancing is necessary evil 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 legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Oval
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Oval is where the house is located. Can you shed any light on this issue?
Flying freeholds in Oval are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Oval you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oval may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am Googling for Oval competitive conveyancing fees. Can I be assured that all the Oval law firms that are listed on your website are on the bank conveyancing panel?
The law firms listed on our site have advised us that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Oval firm being on the bank conveyancing panel is not accurate.