We were just about to exchange contracts for a ground floor flat in Pratt's Bottom. We have hit a stumbling block. The loan offer with Alliance & Leicester runs out on 21/12/2021 but the vendors are insisting on a completion date of 23/12/2021. Is it possible to prolong the mortgage expiry date?
The best person to deal with your concern is your lawyer who is in a position to determine whether he or she is should be discussing with the lender, owner’s representatives, property agents or indeed all parties based on the circumstances your transaction as of today.
Our mortgage company has recommended solicitors on their panel based in Pratt's Bottom but I would rather choose a conveyancing lawyer in Pratt's Bottom or nearer to where I live. Can you help?
Not all Pratt's Bottom conveyancing practices are on all lender’s conveyancing panel. Do make the most of the above search tool to choose a Pratt's Bottom conveyancing firm on the on the lender panel.
How can we tell if a Pratt's Bottom conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Pratt's Bottom getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.
I have a mortgage with Leeds Building Society for my property in Pratt's Bottom. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?
Leeds Building Society must be informed of your intention prior to renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel solicitor.
I am due to exchange contracts on my house. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Pratt's Bottom solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Pratt's Bottom is the location of the property. What do you suggest?
Flying freeholds in Pratt's Bottom are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pratt's Bottom you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pratt's Bottom 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 property.
I today plan to offer on a house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Pratt's Bottom. Conveyancing solicitors have are about to be appointed. Will they explain the issues?
Most houses in Pratt's Bottom are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Pratt's Bottom so you should seriously consider shopping around for a Pratt's Bottom conveyancing practitioner and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer should appraise you on the various issues.
I am the leaseholder of a second floor flat in Pratt's Bottom. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Most definitely. We are happy to put you in touch with a Pratt's Bottom conveyancing firm who can help.
An example of a Lease Extension decision for a Pratt's Bottom premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term as at the valuation date was 50.57 years.
I have recently had an offer accepted on a leasehold flat in Pratt's Bottom and the mortgage adviser that we are dealing with recommended his property lawyer. He quoted a thousand pounds plus VAT and 3rd party costs. Does this sound reasonable?
You should not rely on 1 quote. You should obtain like-for-like quotes for your conveyancing in Pratt's Bottom. Then select one that you are comfortable with and just as important, is on the approved list of the mortgage company that you have applied for a mortgage from.