I have given 8 weeks notice to my existing landlord and must be out of my rented property in Barnes Cray by 30/4/2025. Conveyancing on my purchase is underway. Is it possible to complete in three weeks as I wish to avoid having to find temporary accommodation?
Generally one should not provide notice on a rental until you have exchanged. Assuming that you have not previously done so, notify to your solicitor and request that they cajole the other solicitors, try to a target completion date that everyone will work towards
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Barnes Cray?
There are many recorded licenced Conveyancers in Barnes Cray and Solicitor practices in Barnes Cray who can assist with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
After weeks of negotiation I have agreed a price on an apartment in Barnes Cray. My mortgage broker suggested a lawyer. I paid an on account payment of £175. A couple of days later, the solicitor called me to say that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Barnes Cray solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should our lawyer be raising enquiries concerning flooding during the conveyancing in Barnes Cray.
Flooding is a growing risk for conveyancers conducting conveyancing in Barnes Cray. There are those who purchase a property in Barnes Cray, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their conveyancers which will figure out the risks in Barnes Cray. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to discover if the property has historically flooded. In the event that the premises has been flooded in past and is not revealed by the owner, then a buyer could commence a legal claim for losses stemming from an inaccurate reply. A buyer’s solicitors should also order an environmental report. This will reveal if there is any known flood risk. If so, additional inquiries should be made.
I'm buying my first flat in Barnes Cray with a loan from Godiva Mortgages Ltd. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my lawyer about the side-deal as it could jeopardize my mortgage with Godiva Mortgages Ltd. 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.
We're new on the property ladder - agreed a price, but the estate agent has warned us that the seller will only move forward if we use their preferred lawyers as they want a ‘quick sale’. We would rather use a high street solicitor who is familiar with conveyancing in Barnes Cray
We suspect that the seller is unaware of this requirement. Should the seller require ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Try to communicate with the owners directly and explain that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Barnes Cray conveyancing solicitors - as opposed tothe ones that will earn the negotiator at the agency a kickback or meet his conveyancing targets pre-set by head office.
I have just started marketing my garden apartment in Barnes Cray. Conveyancing is yet to be initiated, but I have recently had a half-yearly service charge demand – Do I pay up?
The sensible thing to do is pay the invoice as you normally would because all ground rent and service invoices should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice 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. This will smooth the conveyancing process.
I own a first floor flat in Barnes Cray. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to decide the price.
An example of a Lease Extension decision for a Barnes Cray residence 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 affected 13 flats. The number of years remaining on the existing lease(s) was 76 years.