I can't travel far from Shepherd's Bush. Is there a reason why all Shepherd's Bush conveyancers are not on all mortgage company panels?
Even though it may seem unfair for lenders to restrict who can act for them, from the public’s or conveyancer’s viewpoint, the other side of the coin is that lenders are becoming ever more anxious and consider it crucial to protect them from illegal activities. As a result of this concern lenders are limiting their conveyancing panel to a size that they are happy to control.
I own a freehold property in Shepherd's Bush but still charged rent, why is this and what is this?
It is rare for properties in Shepherd's Bush and has limited impact for conveyancing in Shepherd's Bush 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 many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
We are downsizing from our home in Shepherd's Bush and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Shepherd's Bush conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing practice rather than a conveyancing solicitor in Shepherd's Bush. We have lived in Shepherd's Bush for three years we know of no issue. Do we contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I'm buying my first flat in Shepherd's Bush benefiting from help to buy. The developers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this deal as it may adversely affect my loan with the lender. 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Shepherd's Bush is the location of the property. What do you suggest?
Flying freeholds in Shepherd's Bush are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shepherd's Bush you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shepherd's Bush may ascertain 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 have recently realised that I have 68 years left on my flat in Shepherd's Bush. I now want to extend my lease but my freeholder is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to track down the freeholder. In some cases an enquiry agent may be useful to try and locate and to produce a report to be used as proof that the landlord can not be located. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the application to the County Court overseeing Shepherd's Bush.
Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Shepherd's Bush. 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 what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the amount due.
An example of a Freehold Enfranchisement decision for a Shepherd's Bush flat is 82 Minford Gardens in February 2009. The Tribunal determined that the enfranchisement price was £37,341 This case affected 2 flats. The unexpired residue of the current lease was 72.92 years.