Is the fact that my solicitor in Albany Park is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Albany Park conveyancing practice and enquire why they are no longer on the approved list for your bank.
I'm the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Albany Park. The Albany Park property was put into my name in October. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most mortgage companies would take a practical view as this requirement principally exists to pick up on the purchase and immediately sell or the quick reselling of property.
Is it the case that all Albany Park CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
After shopping around on the internet I have found a Albany Park lawyer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Albany Park postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Albany Park.
Are there restrictive covenants that are commonly picked up during conveyancing in Albany Park?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Albany Park. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying my first flat in Albany Park benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not to tell my lawyer about the deal as it would put at risk my loan with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.
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.
I am 3 weeks into a residential purchase having been referred to conveyancers by the estate agent to handle our conveyancing in Albany Park. I am not happy. Can you you assist me in finding new lawyers?
They would have to be really poor to suggest replacing them. Has your mortgage been sent? In the event that it has you must make them aware of the replacement lawyer and ensure the loan are re-issued. The conveyancer needs to be on the lenders panel to avoid supplemental fees and frustration. That should be your starting point. Our search tool can help you find a bank approved conveyancer for your home move in Albany Park
I have just started marketing my garden apartment in Albany Park. Conveyancing has not commenced, however I have just had a half-yearly service charge demand – Do I pay up?
The sensible thing to do is discharge the invoice as normal because all ground rent and maintenance charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Albany Park conveyancing firm to help?
You certainly can. We can put you in touch with a Albany Park conveyancing firm who can help.
An example of a Vesting Order and Purchase of freehold case for a Albany Park premises is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case was in relation to 2 flats. The unexpired lease term was 80.01 years.