I am purchasing a property for cash in Temple Fortune. I have lived for the previous 15 years in Temple Fortune. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then almost all of the Temple Fortune conveyancing searches are non-obligatory. Your lawyer will 'advise', perhaps strongly, that you should have searches done, but he is duty bound to take that path of guidance. One thing to bear in mind; if you are going to sell the house at a future date, it may be of interest to your future buyer what the searches determine. On occasion properties with day to day issues can still reveal unexpected search results. A good conveyancing solicitor in Temple Fortune should be able to give you some practical advice in this regard.
We have agreed to purchase a house in Temple Fortune. An unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not restricted to Temple Fortune.
The mortgage over my property is with Aldermore for my property in Temple Fortune. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
Your original mortgage agreement with Aldermore will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel firm.
Santander have agreed my mortgage in principle, my offer on a flat in Temple Fortune has been agreed to, what happens next?
Your property agent will need to know who your solicitors are (make sure the property lawyers are on the lender’s panel). Call up Santander or your financial adviser and finish off any relevant forms. Santander will sellect a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Santander will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Temple Fortune.
My colleague suggested that where I am purchasing in Temple Fortune I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Temple Fortune conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Temple Fortune around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Temple Fortune Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Temple Fortune Education with maps and statistics, Local Amenities and other useful data concerning Temple Fortune.
Just acquired a detached house in Temple Fortune , What is the estimated time for the Land Registry to record my ownership? My Temple Fortune conveyancing solicitor has been painfully slow, so I want to be sure that my name is recorded.
There is nothing unique when it comes to conveyancing in Temple Fortune registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any other parties. At present approximately 80% of submission are fully addressed within 12 days but occasionally there can be longer delays. Historically registration takes place after the new owner is living at the premises therefore registration formalities is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.
My wife and I purchased a leasehold flat in Temple Fortune. Conveyancing and Barclays Direct mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Temple Fortune who acted for me is not around. Any advice?
The first thing you should do is contact HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to instruct a Temple Fortune conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Temple Fortune conveyancing firm to help?
You certainly can. We can put you in touch with a Temple Fortune conveyancing firm who can help.
An example of a Lease Extension case for a Temple Fortune flat 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 was in relation to 1 flat. The remaining number of years on the lease was 76 years.
We are soon to exchange buying a property in Temple Fortune but as a consequence of wreckage from the recent storms I have negotiated recompense from the owner of five thousand pounds by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process but my bank will not agree to this. Should they have been involved?
The lawyer being on a bank approved list is obliged to inform the mortgage company of any variations to the sale figure. In the event that you prohibit your conveyancing practitioner to disclose the price change to your mortgage company then they would need to discontinue representing you and the lender.