I can't travel far from Tower Hill. I would like to know the logic why all Tower Hill solicitors aren't included on all mortgage company panels?
Even though it may seem unfair for banks to limit who can represent them, from the public’s or solicitor’s point of view, the flip side is that banks are increasingly anxious and regard it crucial to defend themselves from illegal activities. As a consequence of this concern lenders have restricted their panel of approved conveyancing lawyers to a manageable size.
As someone not used to conveyancing in Tower Hill what’s the number one tip you can give me concerning the ownership transfer in Tower Hill
Not many law firms shout this from the rooftops but conveyancing in Tower Hill and elsewhere in London is often a confrontational experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for conflict between you and others involved in the transaction. For instance, the vendor, selling agent and even potentially the bank. Choosing a lawyer for your conveyancing in Tower Hill an important selection as your conveyancer is your adviser, and is the ONE party in the process whose interest is to look after your best interests and to keep you safe.
Sometimes a potential adversary will attempt to persuade you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your solicitor is wrong. Or your mortgage broker may advise you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties in the home moving process.
Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a garden flat in Tower Hill. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Tower Hill?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's solicitors, and once they have received this, you should be able to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am selling my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being difficult. The Tower Hill solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
RBS have agreed my mortgage in principle, my offer on a property in Tower Hill has been agreed to, what are the next steps?
Your property agent will want to be informed of your conveyancer's details (make sure the property lawyers are on the bank’s approved list). Call up RBS or the broker and finish off any appropriate forms. RBS will appoint a valuer who will get in touch with the estate agent or vendor to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. RBS will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Tower Hill.
My wife and I purchased a 4 bedroom Edwardian property in Tower Hill. Conveyancing practitioner represented me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tower Hill and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who carried out the work.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Tower Hill is the location of the property. What do you suggest?
Flying freeholds in Tower Hill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tower Hill you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tower Hill may determine 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 property.
I have recently realised that I have 62 years unexpired on my lease in Tower Hill. I am keen to extend my lease but my landlord is can not be found. What options are available to me?
If 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 an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the freeholder. In some cases an enquiry agent may be helpful to try and locate and prepare an expert document which can be used as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the application to the County Court overseeing Tower Hill.
I am the registered owner of a garden flat in Tower Hill. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to determine the price.
An example of a Freehold Enfranchisement decision for a Tower Hill property is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case affected 41 flats. The unexpired term as at the valuation date was 107 years.