My fiance and I are purchasing a 1 bedroom apartment in West Heath with a loan from Barnsley Building Society.We use our West Heath conveyancing lawyer but Barnsley Building Society informed us she’s not listed on their approved list of firms. We have to appoint a Barnsley Building Society panel firm or keep our preferred solicitor and fork out for a Barnsley Building Society panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its various provisions, one of which will be that conveyancers needs to be on the Barnsley Building Society approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Barnsley Building Society
I am assisting my mother sell her property in West Heath. Does the solicitor arrange an EPC or do I organise this?
Following the demise of Home Packs, energy performance certificates was maintained a compulsory component of moving property. An energy performance certificate must be commissioned in advance of the property being placed on the market. It is not a task that solicitors ordinarily organise. If you are using a West Heath conveyancing solicitor they may help arrange energy assessments given their contacts with long established West Heath accredited person
Can you point me to a directory of Kent Reliance panel solicitors in West Heath on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings viewable on the web. Where you are in need of a West Heath conveyancer on the Kent Reliance please use our tool.
The formalities of my remortgage has taken place for my property in West Heath. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I completed on my flat on 12 November and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in West Heath expressed confidence that it will be recorded inside ten days. Are transfers in West Heath uniquely lengthy to register?
As far as conveyancing in West Heath is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ according to the party submitting the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. As of today in the region of 80% of such applications are completed in less than three weeks but occasionally there can be protracted delays. Registration is effected once the purchaser is living at the premises thus an expedited registration is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
I'm buying a new build house in West Heath with the aid of help to buy. The sellers refused to budge the price so I negotiated 6k of extras instead. The property agent advised me not to tell my lawyer about the deal as it could adversely affect my loan with Clydesdale. Is this normal?.
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.
In what way can the Landlord & Tenant Act 1954 impact my business premises in West Heath and how can you help?
The 1954 Act gives protection to business tenants, granting the a statutory right to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. West Heath is one of the many areas of the UK in which our lawyers have offices
I am on look out for some leasehold conveyancing in West Heath. Before I get started I would like to find out the number of years remaining on the lease.
If the lease is registered - and almost all are in West Heath - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Heath. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a West Heath conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a West Heath flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired term as at the valuation date was 76 years.