We see that you have a post code search directory identifying solicitors on the Nationwide conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Roehampton?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Roehampton.
My uncle passed away six months ago and as sole heir and executor I was left the house in Roehampton. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then HSBC will require that you use a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
I am buying a new build house in Roehampton benefiting from help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my solicitor about the deal as it could adversely affect my loan with Lloyds TSB Bank. Should I keep quiet?.
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.
In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Roehampton and how can you help?
The particular law that you refer to affords a safeguard to commercial lessees, granting the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Roehampton is one of our many locations in which our lawyers are located
Can you provide any top tips for leasehold conveyancing in Roehampton with the purpose of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Roehampton can be avoided where you appoint lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the buyers’ conveyancers. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unsettled. If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share certificate. Arranging a re-issued share certificate is often a time consuming process and slows down many a Roehampton home move. If a reissued share certificate is needed, do contact the company officers or managing agents (if applicable) for this sooner rather than later. You believe that you know the number of years left on your lease but you should double-check by asking your solicitors. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is below 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. A minority of Roehampton leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.
I am the proprietor of a ground floor flat in Roehampton. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Absolutely. We are happy to put you in touch with a Roehampton conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Roehampton property is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case related to 3 flats. The remaining number of years on the lease was 66.25 years.
Do I cancel my mortgage payments with Virgin Money once a completion date for my sale in Roehampton has been agreed?
No, you must continue paying any mortgage sums to Virgin Money pending the mortgage being repaid out of the proceeds of sale as part of your Roehampton conveyancing.