We are selling our home in Slade Green. Will the conveyancer need to be required to be on the TSB conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
My aunt advised me that in buying a property in Slade Green there could be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Slade Green which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Slade Green should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to mortgage companies such as UBS, do Slade Green property lawyers face an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
My fiancee and I are in the throws of looking at apartments in Slade Green and I am about to put in an offer. Should I already have a conveyancer in place at this stage? I am planning to take a home loan with Santander.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
Me and my brother have a terraced Edwardian property in Slade Green. Conveyancing practitioner represented me and Halifax. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Slade Green and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who conducted the conveyancing.
I am looking for a ground for flat up to £245,000 and identified one close by in Slade Green I like with open areas and transport links nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Slade Green for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
Can you provide any advice for leasehold conveyancing in Slade Green with the intention of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Slade Green can be avoided if you appoint lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ solicitors. The majority of freeholders or managing agents in Slade Green levy fees for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Slade Green. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Obtaining a duplicate share certificate can be a time consuming process and delays many a Slade Green home move. If a reissued share is required, do contact the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Slade Green leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord approving such alterations. Where you dont have the paperwork in place you should not contact the landlord without contacting your conveyancer in advance. A minority of Slade Green leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is 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 actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.
I am the leaseholder of a two-bedroom flat in Slade Green. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
Where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to decide the price.
An example of a Lease Extension decision for a Slade Green premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired term as at the valuation date was 76 years.
Do online conveyancing companies undertake everything a local Slade Green solicitor does or must I employ a solicitor for the final stages for my conveyancing in Slade Green?
If you instruct an online conveyancer they should cover all the tasks your Slade Green conveyancer would cover.