My uncle pointed out to me me that in buying a property in Barnes there could be various restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Barnes which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Barnes should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of UBS panel solicitors in Barnes on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings open the public over the internet. If you are looking for a Barnes lawyer on the UBS please make the most of our facility.
Our sealed bid on a property in Barnes has been agreed to, but there is a chain. The owners have placed an offer on a property, but it’s not yet tied up, and are looking at other properties in the pipeline. I have selected a nearby conveyancing solicitor in Barnes. What should be my next step? When should I get the mortgage application with Skipton going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Barnes conveyancing search charges, etc). The first course of action is to check that your lawyer is on the Skipton approved list. Concerning the next steps this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a buoyant market some buyers will apply for the mortgage with Skipton and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with searches.
I require quick conveyancing in Barnes as I am under a deadline to sign on the dotted line in less than 3 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you are at liberty not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Barnes the following are examples of issues that can crop up and therefore impact future saleability: Enforcement Actions, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I'm purchasing my first flat in Barnes benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about this deal as it would jeopardize my loan with Halifax. Should I keep quiet?.
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 have been pointed in your direction by a number of property agents in Barnes to locate a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your services over alternative conveyancing organisations?
We don’t give any referral fee for directing people to this site. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I own a leasehold flat in Barnes. Conveyancing and Clydesdale mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Barnes who acted for me is not around. Do I pay?
First contact HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Barnes conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
We have reached the end of our tether in trying to purchase the freehold in Barnes. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Barnes conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Barnes residence is 25 Petley Road in February 2010. The Tribunal determined that the price payable for the freehold of the subject premises should be £18,760. This case was in relation to 2 flats. The unexpired term as at the valuation date was 156.6 years and 66.6 years.
We are purchasing a four room ground floor flatin Barnes with a home loan from a bank. We wish to instruct our lawyer in Barnes however our bank inform us now that she’s not listed on their "panel". It seems we have little choice but to instruct one of the our mortgage company panel solicitors or keep our Barnes conveyancer and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our lender use our Barnes lawyer?
Unfortunately,no. The lender home loan issued is subject to its terms and conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most banks had large numbers of law firms on their panels, including most conveyancing solicitors in Barnes : a mortgagee 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 solicitors to apply to be on the conveyancing panel for your mortgage company.