My Conveyancer in Barkingside has never been on on the Clydesdale Approved Panel. Can I still use my family solicitor notwithstanding that they are excluded from the Clydesdale list of approved lawyers?
Your options are as follows:
- Carry on with your existing Barkingside lawyers but Clydesdale will need to retain a solicitor on their panel. This will inevitably rack up the total conveyancing fees and result in delays.
- Get an alternative practitioner to act in the conveyancing, obviously checking they are on the Clydesdale panel
It has been three months following my purchase conveyancing in Barkingside took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in Barkingside with a loan from HSBC Bank. The sellers refused to reduce the price so I negotiated 6k of additionals instead. The property agent told me not reveal to my solicitor about the side-deal as it would adversely affect my mortgage with HSBC Bank. Is this normal?.
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've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Barkingside is where the house is located. Is there any guidance you can impart?
Flying freeholds in Barkingside are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Barkingside you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barkingside may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I was pointed in your direction by three or four local property agents in Barkingside to locate a property lawyer on your site. What’s the financial upside for Estate Agents to market your lawyers over and above a competitor’s?
We don’t offer any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Can you provide any top tips for leasehold conveyancing in Barkingside from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Barkingside can be reduced if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ conveyancers. If you hold a share in a the freehold, you should make sure that you are holding the original share document. Arranging a duplicate share certificate is often a time consuming process and frustrates many a Barkingside home move. Where a reissued share is necessary, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. A minority of Barkingside leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you installed wooden flooring? Most leases in Barkingside state that internal structural changes or addition of wooden flooring require a licence from the Landlord approving such works. Should you fail to have the paperwork to hand you should not communicate with the landlord without checking with your solicitor in the first instance.
I am the registered owner of a garden flat in Barkingside. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
You certainly can. We are happy to put you in touch with a Barkingside conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Barkingside property is 104 Coventry Road in July 2014. The Tribunal determined that the lease extension permium should be £22,896.15 This case was in relation to 1 flat. The unexpired term as at the valuation date was 60.29 years.