IfI was to purchase a straightforward housein The Hyde mortgage fee and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in The Hyde?
Any savings you would achieve will be limited to the The Hyde conveyancing searches. The solicitor is required to do the vast majority of work - money laundering, communicating with your vendors solicitor, stamp duty return, register the ownership etc. A slight saving might be made by not having to register a charge but it won't be significant.
We are looking to buy a house and need a conveyancing solicitor in The Hyde who is on the Santander solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in The Hyde.
My wife and I are in the throws of viewing flats in The Hyde and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this point? I intend to finance via a mortgage with Kent Reliance.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are obtaining a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
It is not clear whether my lender requires a lease extension. I have telephoned my The Hyde bank branch on numerous occasions and was told they are content with the situation and they will lend. My The Hyde conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The solicitor must follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have instructed a The Hyde solicitor having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own The Hyde surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. The Hyde is the location of the property. Can you offer any opinion?
Flying freeholds in The Hyde are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in The Hyde you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in The Hyde may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I work for a busy estate agency in The Hyde where we have witnessed a number of leasehold sales jeopardised due to short leases. I have received conflicting advice from local The Hyde conveyancing firms. Could you clarify whether the seller of a flat can start the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a The Hyde conveyancing firm to help?
Absolutely. We are happy to put you in touch with a The Hyde conveyancing firm who can help.
An example of a Lease Extension case for a The Hyde premises is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case affected 1 flat. The remaining number of years on the lease was 71 years.
We are soon to buying a flat in The Hyde. Conveyancing is not over but we wish to keep the amount we are are purchasing for private from sites such as Rightmove. Is this possible and how?
The Land Registry as a matter of law obliged to reveal price paid data on a register of the title for residential properties countrywide which includes premises in The Hyde. The register of ownership is a public document, so the Land Registry would be breaching their statutory obligations if they did not allow access to the register.
In essence you can ask HMLR to hide the price paid data yet the response would be in the negative.