I can't travel far from Alexandra Park. Is there a reason why all Alexandra Park property lawyers are not on all bank panels?
Lenders tend to restrict either the type or the number of conveyancing practices on their panel. A common example of such criteria being that a organisation is required to have two or more partners. In addition to restricting the nature of firm, some building societies decided to reduce the size of their panel they permit to act for them. It is worth noting that building societies have no liability for the accuracy of conveyancing provided by any Alexandra Park solicitor on their panel. Property fraud was a key driver in the reduction of solicitor panels a few years ago even though there are conflicting thoughts about the extent of solicitor involvement in some of that fraud. Data via HMLR reveal that thousands of law organisations only transact one or two conveyances a year. Those vindicating conveyancing panel consolidation ask why law firms should have the right to be on a bank panel when clearly property law is not their primary expertise?
My wife and I own a renovated Victorian house in Alexandra Park. Conveyancing lawyer represented me and Barclays Direct. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for 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 Alexandra Park 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 buyers. You can also enquire as to the position with the conveyancing solicitor who carried out the work.
I'm buying a new build house in Alexandra Park with a mortgage from Bank of Ireland. The developers would not move on the price so I negotiated 6k of additionals instead. The house builders rep advised me not to tell my lawyer about this extras as it will affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I opted to have a survey completed on a house in Alexandra Park prior to instructing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies will refuse to give a loan on this type of premises.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Alexandra Park. Conveyancing may be slightly more expensive based on your lender's requirements.
My wife and I may need to let out our Alexandra Park 1st floor flat for a while due to taking a sabbatical. We used a Alexandra Park conveyancing firm in 2004 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
Even though your previous Alexandra Park conveyancing solicitor is no longer around you can check your lease to check if it allows you to sublet the apartment. The accepted inference is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain permission via your landlord or some other party before subletting. The net result is that you cannot sublet without first obtaining permission. Such consent should not be unreasonably withheld. If your lease prohibits you from subletting the property you will need to ask your landlord for their consent.
Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Alexandra Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price payable.
An example of a Lease Extension matter before the tribunal for a Alexandra Park property is Flat B 10 Grove Avenue in October 2013. Following a vesting order Clerkenwell and Shoreditch County Court 3rd July 2013 The tribunal determines that the premium payable for the lease extension was £36,215.00 This case related to 1 flat. The number of years remaining on the existing lease(s) was 65.21 years.
What are my options where I am not happy with the property lawyer who carried out my conveyancing in Alexandra Park?
We live in an imperfect world, and is is a fact of life that sometimes matters do not go as planned. However there is recourse if you were dissatisfied with your conveyancing in Alexandra Park. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.