Me and my partner are purchasing a 2 bedroom apartment in Ponders End with a mortgage. We like our Ponders End conveyancer, however the bank advise he's not on their "panel". We have to appoint one of the bank panel solicitors or keep our Ponders End conveyancing practitioner and pay for one of their panel ones to represent them. This feels very unfair; are we not able to insist that the mortgage company use our Ponders End property lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Ponders End conveyancing lawyer to apply to be on the conveyancing panel.
I purchased a freehold house in Ponders End but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Ponders End and has limited impact for conveyancing in Ponders End 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
Should commercial conveyancing searches disclose planned roadworks that could affect a commercial site in Ponders End?
Many commercial conveyancing solicitors in Ponders End will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Ponders End. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ponders End.
For every commercial conveyancing transaction in Ponders End it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Ponders End commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Ponders End.
I am purchasing a new build house in Ponders End benefiting from help to buy. The builders refused to move on the amount so I negotiated 6k of additionals instead. The property agent suggested that I not disclose to my conveyancer about this extras as it would affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I have just appointed agents to market my garden apartment in Ponders End. Conveyancing is yet to be initiated, however I have just had a quarterly maintenance charge invoice – what should I do?
The sensible thing to do is discharge the invoice as usual as all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents 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.
Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Ponders End. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We can put you in touch with a Ponders End conveyancing firm who can help.
An example of a Vesting Order and Purchase of freehold case for a Ponders End property is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case related to 2 flats. The number of years remaining on the existing lease(s) was 80.01 years.
I happen to be an executor of my recently deceased parent's Will, with a property in Ponders End which is to be marketed. The house has never been registered at the Land Registry and I'm told that many EAs will insist that it is done before they will move forward. What's the mechanism for this?
In the circumstances you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.