My mortgage broker says he needs my Temple Fortune solicitor’s panel member for the Nat West conveyancing panel. Can you suggest how I find this out. I have called my local Temple Fortune office but they don't know it.
Have you tried speaking to your Temple Fortune solicitor about this?. They maintain a central record lender panel numbers.
We wanted to use a property lawyer in Temple Fortune for our house purchase. Our financial adviser has since notified us that our mortgage company Barclays won't deal with them. Surely this is unduly restrictive?
A bank can direct that an approved solicitor act for it. Borrowers are expected to bear the cost of this. Try using our directory service to get a quote from a solicitor to carry conveyancing in Temple Fortune on the Barclays conveyancing panel.
My wife and I purchasing a terrace house in Temple Fortune. We would like to convert the garage to a playroom at the house.Will the conveyancing process include investigations to determine if these alterations were previously refused?
Your solicitor will check the registered title as conveyancing in Temple Fortune will sometimes identify restrictions in the title documents which prohibit certain works or necessitated the permission of another owner. Certain works need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
We have agreed to purchase a house in Temple Fortune. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
As your lender is Skipton your lawyer must follow the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Skipton where a lease does not meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Temple Fortune.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being pedantic. The Temple Fortune solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
I am purchasing a new build house in Temple Fortune with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of additionals instead. The property agent told me not reveal to my solicitor about this side-deal as it may put at risk my loan with Halifax. Is this normal?.
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.
I have been on the look out for a leasehold apartment up to £195,000 and identified one close by in Temple Fortune I like with amenity areas and transport links in the vicinity, however it only has 49 years on the lease. There is not much else in Temple Fortune in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the shortness of the lease may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
My wife and I purchased a leasehold flat in Temple Fortune. Conveyancing and Coventry Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Temple Fortune who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Temple Fortune conveyancing solicitor to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a first floor flat in Temple Fortune. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
in cases where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to decide the price payable.
An example of a Lease Extension decision for a Temple Fortune property is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case related to 1 flat. The unexpired term was 76 years.