I have been referred to a conveyancing solicitor in Perivale. I I am struggling to find out if they are on the Lloyds TSB Bank approved list of lawyers. Could you help?
You should e-mail the lawyer and ask them whether they are on the lender panel. Alternatively you should get in touch with Lloyds TSB Bank who may be able to help.
Two weeks ago we had a mortgage agreed in principle with Barclays. Perivale conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Barclays?
There is no definitive answer here. Have Barclays conducted the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am purchasing a property in Perivale. A rare aspect is that the roof has a solar panel. Yorkshire BS 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 Yorkshire BS your lawyer must comply with the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Perivale.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Perivale solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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. You may wish to consider appointing your own Perivale surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will our solicitor be asking questions concerning flooding during the conveyancing in Perivale.
The risk of flooding is if increasing concern for lawyers dealing with homes in Perivale. Plenty of people will purchase a house in Perivale, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, but there are a numerous searches that may be undertaken by the buyer or by their conveyancers which should give them a better appreciation of the risks in Perivale. The conventional set of information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to discover whether the property has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the owner, then a buyer could issue a claim for damages stemming from an misleading reply. The purchaser’s solicitors should also conduct an enviro search. This will higlight if there is any known flood risk. If so, additional investigations should be made.
I'm buying a new build house in Perivale with the aid of help to buy. The developers would not reduce the amount so I negotiated 6k of additionals instead. The estate agent advised me not inform my solicitor about this side-deal as it could put at risk my loan with Nationwide Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Estate agents have just been given the go-ahead to market my garden flat in Perivale. Conveyancing has not commenced, but I have just had a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you pay the invoice as you normally would because all rents and maintenance charges should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have given up trying to reach an agreement for a lease extension in Perivale. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension decision for a Perivale premises is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case was in relation to 1 flat. The unexpired lease term was 74 years.
I have been advised by numerous family members that it should take 6-8 weeks for Perivale conveyancing to complete.This was four weeks ago. The paperwork was only forwarded to my conveyancer yesterday so now does it countdown?
You should not count on completing on a specific date until contracts are exchanged. Whatever assurances the people you are buying from or selling to make, or your estate agent provides don't bank on them. More frustration is caused to home movers by false promises than anything else.