I have just been advised by my financial adviser that my Tulse Hill lawyer is not on the lender Solicitor panel. What can I do to be sure that this is correct?
The sensible course of action for you to take is to call your Tulse Hill conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I am assisting my aunt sell her flat in Tulse Hill. Will the conveyancing solicitor arrange an energy assessment or it is for me to see to?
Following the abolition of Home Packs, energy performance certificates was maintained a mandatory component of moving house. An energy performance certificate must be commissioned before the property is advertised. It is not something that law firms normally organise. Where you are instructing a Tulse Hill conveyancing solicitor they may help arrange EPC’s due to their contacts with reputable local providers
I am purchasing a property in Tulse Hill. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Barclays your lawyer must comply with the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Barclays where a lease does not comply with these provisions. The requirements relate to the installation of panels on properties countrywide and is not limited to Tulse Hill.
Planning on purchasing a flat in Tulse Hill. 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 Aldermore 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 Tulse Hill property lawyer is on the Aldermore conveyancing panel.
Me and my brother own a renovated Edwardian house in Tulse Hill. Conveyancing lawyer acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the exact same property. Is it worth asking HSBC Bank to clarify?
You should read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tulse Hill 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 lenders. You can also question the position with the conveyancing practitioner who carried out the work.
I am buying a new build flat in Tulse Hill. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Tulse Hill
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan.
I've recently bought a leasehold flat in Tulse Hill. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have given up negotiating a lease extension in Tulse Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to arrive at the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Tulse Hill premises is 8 Deerbrook Road in May 2010. the Tribunal held that the enfranchisement price, in accordance with section 32 and Schedule 6 of the Leasehold Reform, Housing and Urban Development Act 1993 was £22,820, payable by the Applicants. By an order of the Lambeth County Court dated 17 June 2009 the case had been transferred to the Leasehold Valuation Tribunal for its determination of the premium payable This case was in relation to 3 flats.
Sixweeks into buying a property in Tulse Hill. Conveyancing lawyer has told us the property is "Leasehold". Will this likely make a difference on our Santander valuation?
Tulse Hill conveyancing does not ordinarily involve leasehold houses. The main consideration here is the length of lease and the ground rent. If there are hundred of years years remaining with a nominal rent, it's virtually freehold, so it shouldn't impact the value too much.
At the other extreme, if it's, say, 50 years it will have a material effect on the value, and most likely wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease which should be made available to your conveyancing practitioner.