Me and my partner are due to complete buying a house in Tottenham but as a consequence of damage from the recent storms I have was able negotiate reparation from the owner of £2k in the form of a reduction in the price. This was going to be addressed as part of the conveyancing process however Nottingham are not allowing this. Should they have been involved?
Your conveyancing practitioner that is on a Nottingham approved list is required to advise Nottingham of any variations to the sale price. If you prohibit your lawyer to report the price change to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new conveyancing practitioner for your conveyancing in Tottenham.
Do lawyers request an advanced payment for my conveyancing in Tottenham?
If you are buying a property in Tottenham your solicitor will ask you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is payable against the sale price then this should be asked for immediately in advance of contracts are exchanged. Any further balance that is due should be transferred a few days ahead of the day of completion.
We are buying a end of terrace house in Tottenham. Our aim is to an extension at the rear at the property.Will the conveyancing process include investigations to ascertain if these works were previously refused?
Your conveyancer should check the deeds as conveyancing in Tottenham will occasionally identify restrictions in the title documents which prevent certain alterations or need the consent of another owner. Some additions call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
The mortgage over my property is with HSBC for my property in Tottenham. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
HSBC must be informed of your intention prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent 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 HSBC directly. You need not do this via a HSBC conveyancing panel firm.
Planning on purchasing a house in Tottenham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tottenham solicitor is on the Nottingham conveyancing panel.
I'm buying my first flat in Tottenham with a loan from National Westminster Bank. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my solicitor about this side-deal as it will impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My uncle has recommend that I use his lawyers for conveyancing in Tottenham. Do I take his recommendation?
No doubt the ideal way to select a conveyancing solicitor is to get feedback from friends or family who have actually used the conveyancer that you are considering.
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have just discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Tottenham. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Tottenham ?
Most houses in Tottenham are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Tottenham so you should seriously consider looking for a Tottenham conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer should report to you on the legal implications.
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 matters? Can you recommend a Tottenham conveyancing firm to help?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Tottenham premises is 30 Strode Road in June 2013. Following a vesting order by Edmonton County Court on 20th February 2013 the Tribunal arrived at a valuation for enfranchisement of £10,256 for the premises (£4,074 for the Ground Floor Flat and £6182 for the First Floor Flat) and £100 for the appurtenant land. This case affected 2 flats. The unexpired lease term was 83.33 and 77.3.