I am getting closer to an exchange on a house in West Barnes and my parents have transferred the exchange deposit to my conveyancer. I am now advised that as the deposit has not come from me my lawyer needs to make a notification to my lender. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The property lawyer is duty bound to clarify with lender to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only report this to your bank if you agree, failing which, your lawyer must cease to continue acting.
I am the sole beneficiary of my late father’s will and I have everything in my name alone, including the my former home in West Barnes. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in May. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. many banks would take a sensible view as this obligation is chiefly there to identify subsales or the wholesaling and assigning of properties.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being difficult. The West Barnes solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
I have instructed a West Barnes lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your West Barnes postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in West Barnes.
Over the last few months I have been searching for a flat up to £195,000 and found one close by in West Barnes I like with a park and station in the vicinity, however it's only got 61 years on the lease. There is not much else in West Barnes suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease may be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
Is it simple use your search app to get a fee calculation from a conveyancing solicitor in West Barnes on the panel for my bank?
Step one is to choose a lender such as HSBC Bank, Norwich and Peterborough Building Society or TSB then type in your location e.g. West Barnes. Conveyancing organisations in West Barnes and beyond should be listed.
Should I appoint a West Barnes conveyancing lawyer in close proximity to the house I am buying? An old friend can perform the conveyancing however they are based over three hundred kilometers drive away.
The primary upside of using a high street West Barnes conveyancing firm is that you can visit the firm to sign documents, hand in your ID and pester them where appropriate. Having local West Barnes know how is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and the majority were content that must surpass using an unknown West Barnes conveyancing solicitor just because they are based in the area.
Having checked my lease I have discovered that there are only Sixty One years remaining on my flat in West Barnes. I am keen to extend my lease but my landlord is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply 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 magistrate. However, you will be required to demonstrate that you have done all that could be expected to locate the freeholder. On the whole an enquiry agent should be useful to carry out a search and to produce a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court covering West Barnes.
Following months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in West Barnes. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a West Barnes conveyancing firm who can help.
An example of a Lease Extension case for a West Barnes flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.