Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Tokyngton. Do I pick up the keys to the house on completion from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Tokyngton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be called to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
After months of negotiation I have agreed a price on a house in Tokyngton. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £175. Soon after, the lawyer contacted me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My sealed bid on a detached house in Tokyngton has been accepted, the sellers do however have a dependent purchase. The sellers have placed an offer on a flat, however it’s not been accepted yet, and have viewings of other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Tokyngton. What should be my next step? At what point do I apply for the mortgage with Co-operative?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Tokyngton conveyancing search costs, etc). First, you should check that your lawyer is on the Co-operative conveyancing panel. Concerning the next stages this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a buoyant market some buyers would apply for the mortgage with Co-operative and pay for the valuation and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Tokyngton.
My wife and I have a semi-detached Georgian property in Tokyngton. Conveyancing practitioner represented me and Virgin Money. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tokyngton and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing solicitor who conducted the conveyancing.
I am buying a new build house in Tokyngton with a loan from Leeds Building Society. The sellers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not reveal to my lawyer about this extras as it could put at risk my loan with the bank. Do I keep my lawyer in the dark?.
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 am looking for a leasehold apartment up to £245,000 and identified one close by in Tokyngton I like with a park and station nearby, however it only has 49 years on the lease. I can't really find anything else in Tokyngton in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
I'm refinancing my current home to a BTL mortgage with TSB and intend to use the remaining equity towards further house. The area we are looking at is Tokyngton. Will your solicitors be able to act for the two banks and link together the transactions?
Make use of our comparison tool on this site to ensure that the solicitors are approved by both lenders. On the basis that they are your lawyer should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and specify your desired outcome and needs.
I have recently realised that I have 72 years remaining on my flat in Tokyngton. I am keen to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have done all that could be expected to find the lessor. In some cases an enquiry agent may be useful to carry out a search and to produce an expert document to be used as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Tokyngton.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Tokyngton conveyancing firm to assist?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the price payable.
An example of a Lease Extension matter before the tribunal for a Tokyngton flat is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case was in relation to 1 flat. The unexpired term was 74 years.