We had selected conveyancing lawyers located in Campden Hill on the Clydesdale solicitor panel. They have just invoiced me a separate fee for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not set by Clydesdale but by your Campden Hill property lawyer. Numerous firms on the Clydesdale panel will quote ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
I am selling my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being difficult. The Campden Hill solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Campden Hill solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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. You may wish to consider appointing your own Campden Hill surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need some expedited conveyancing in Campden Hill as I have an ultimatum to exchange contracts inside one month. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are not taking a mortgage you are at liberty not to have searches conducted although no conveyancer would advise that you don't. With lots of history conveyancing in Campden Hill the following are instances of issues that can crop up and therefore impact future saleability: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly picked up as part of conveyancing in Campden Hill?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Campden Hill. 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 have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Campden Hill I like with open areas and railway links nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Campden Hill for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I am on look out for some leasehold conveyancing in Campden Hill. Before I set the wheels in motion I would like to find out the unexpired term of the lease.
Assuming the lease is registered - and most are in Campden Hill - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Campden Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Campden Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Campden Hill residence is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case related to 1 flat. The unexpired lease term was 37.79 years.
What is the reason for new build conveyancing in Campden Hill being more expensive?
Acquiring a brand new home is significantly different from the normal house buying conveyancing in Campden Hill. Firstly housebuilders usually require contracts to exchange inside a short timeframe, so there is a a great deal of pressure on your conveyancer to make sure all is in order. Furthermore new build properties often necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Lenders requirements are also more demanding. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.