We are buying a newly constructed flat in Stamford Bridge and my lawyer is advising me that she is duty bound to the bank to disclose incentives from the developer. The Estate Agents are hassling me to exchange and I have no desire to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My property lawyer in Stamford Bridge has never been on on the Coventry Building Society Approved Panel. Can I still retain my prefered solicitor notwithstanding that they are excluded from the Coventry Building Society list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your preferred Stamford Bridge solicitors but Coventry Building Society will need to use a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges as well as cause delays.
- Find a new solicitor to to deal with the conveyancing, remembering to check they are on the Coventry Building Society panel
What is the difference between a licensed conveyancer and conveyancing solicitor in Stamford Bridge
There are many recorded licenced Conveyancers in Stamford Bridge and Solicitor firms in Stamford Bridge who can assist with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in transferring property. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am assisting my aunt sell her flat in Stamford Bridge. Will the conveyancer commission an energy performance certificate or do I organise this?
Following the demise of Home Information Packs, energy performance certificates remained a required component of moving house. An EPC must be to hand prior to the property being marketed. This is not something that law firms normally organise. If you are instructing a Stamford Bridge conveyancing solicitor they might be willing to arrange EPC’s given their contacts with reputable local assessors
I am buying a property in Stamford Bridge. An unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Virgin Money your lawyer must check the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Stamford Bridge.
How does conveyancing in Stamford Bridge differ for newly converted properties?
Most buyers of new build residence in Stamford Bridge come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because developers in Stamford Bridge typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Stamford Bridge or who has acted in the same development.
I was recommended by a number of property agents in Stamford Bridge to get a quote from a property lawyer using your seach tool. What’s the financial incentive for Estate Agents to recommend your site rather than alternative conveyancing organisations?
We don’t offer any referral fee for directing people to this site. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I only have Fifty years remaining on my flat in Stamford Bridge. I need to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have used your best endeavours to locate the freeholder. On the whole a specialist would be helpful to try and locate and to produce an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s disappearance and the application to the County Court overseeing Stamford Bridge.
Leasehold Conveyancing in Stamford Bridge - Sample of Questions you should consider before Purchasing
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You will want to find out as much as possible about the company managing the building as they will either make life much easier or uncomfortable. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to every day issues such as the tidiness of the common parts. Don't be shy to ask other people what they think of them. In conclusion, investigate as to the dates that the service fees are due to the managing agents and precisely what you get for your money. This information is helpful as a) areas can result in problems in the block as the common areas may start to deteriorate if maintenance are not paid for b) if the leaseholders have an issue with the managing agents you will wish to know about it