I am buying a property mortgage free in South Hackney. I have resided for the previous 20 years in South Hackney. Conveyancing searches are a lot of money. As I know the area and road very well must I have all the conveyancing searches?
In the absence of a home loan, then all but one or two of the South Hackney conveyancing searches are non-obligatory. Your solicitor will 'advise', perhaps strongly, that you should have searches completed, but she has a professional duty to take that path of advice. One thing to consider; if you are going to dispose of the house at a future date, it could be of interest to your prospective purchaser what the searches contain. Sometimes houses with no practical issues can still show up unpredicted search results. A good conveyancing solicitor in South Hackney will provide you some constructive advice in this regard.
Is it the case that all South Hackney solicitor firms on the Clydesdale conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
We previously instructed conveyancing lawyers located in South Hackney on the Nationwide solicitor panel. They have just billed me a separate fee for handling the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your solicitor may levy a fee for this. This charge is not dictated by Nationwide but by your South Hackney solicitor. Plenty of firms on the Nationwide panel will quote ’dealing with mortgage’ fee and others do not.
I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being pedantic. The South Hackney solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
The deeds to my property can not be found. The solicitors who did the conveyancing in South Hackney 4 years ago have long since closed. What do I do?
These day there are duplicates made of almost everything, and your conveyancer should be aware exactly where to locate all the suitable paperwork so you can purchase or sell your house without a hitch. If duplicates can’t be located, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.
I opted to have a survey carried out on a house in South Hackney ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some lenders tend not give a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in South Hackney. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in South Hackney to see if the conveyancing will be more expensive.
I need to retain a conveyancing solicitor for leasehold conveyancing in South Hackney. I happened to land on a site which seems to have the perfect offering If there is a chance to get all this stuff done via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My husband and I may need to rent out our South Hackney basement flat for a while due to taking a sabbatical. We used a South Hackney conveyancing practice in 2004 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?
The lease governs relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in South Hackney do not contain subletting altogether – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
I am the registered owner of a first flat in South Hackney. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
Absolutely. We are happy to put you in touch with a South Hackney conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a South Hackney premises is 150 Amhurst Road in December 2013. The tribunal concluded that the premium to be paid by the applicant for the enfranchisement of the subject property was £43,500. This case related to 4 flats. The unexpired term as at the valuation date was 90 (or thereabouts).