I have just been advised by my IFA that my Rush Green solicitor is not on the mortgage company Solicitor panel. How can I be certain whether this is indeed the case?
You need to contact your Rush Green conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they may recommend you to a Rush Green conveyancing practice that is on the conveyancing panel for your bank.
My Rush Green conveyancer has uncovered an inconsistency when comparing the assumptions in the home valuation survey and what is revealed within the legal papers for the property. My lawyer says that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action right?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are due to move home in April. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in Rush Green. Conveyancing firm was organised prior to coming across this site.
On the afternoon of completion you will need to collect the keys from the property agent however this should only occur after the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. You should tell the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you locate a conveyancing in Rush Green or a firm with expertise in conveyancing in Rush Green.
My wife and I buying a 3 bedroom semi in Rush Green. We would like to carry out an extension to the side at the property.Will the conveyancing process include investigations to ascertain if these alterations are permitted?
Your solicitor should review the registered title as conveyancing in Rush Green can on occasion identify restrictions in the title documents which prohibit certain changes or need the consent of a 3rd party. Some extensions require local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I am expecting a AIP from RBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Rush Green solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Rush Green solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I acquired my apartment on 16 August and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Rush Green expressed confidence that it would be registered in a couple of weeks. Are transfers in Rush Green uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Rush Green registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. Currently approximately three quarters of submission are completed within two weeks but some can be subject to protracted hold-ups. Registration is effected once the new owner is living at the premises so registration formalities is not always primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Rush Green is where the house is located. Can you shed any light on this issue?
Flying freeholds in Rush Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rush Green you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rush Green 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 attracted to a two maisonettes in Rush Green which have approximately fifty years remaining on the lease term. Will this present a problem?
There are no two ways about it. A leasehold flat in Rush Green is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the property. For most buyers and banks, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Rush Green conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
After months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Rush Green. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to decide the premium.
An example of a Lease Extension decision for a Rush Green residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 57.5 years.