I am buying residence in Cann Hall. My lawyer is not on the mortgage company conveyancing panel. Is it possible for me to use my Cann Hall conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?
You have a couple of options available to you here
- Complete the deal with your chosen Cann Hall conveyancer but your mortgage company will need to retain a property lawyer from their conveyancing panel. This will result in additional fees together with likely frustration.
- Get a fresh lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Appeal to your conveyancer to attempt to join the bank panel
Are all Cann Hall Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved solicitors?
Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
Can you point me to a directory of Virgin Money panel conveyancers in Cann Hall on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association websites. A small selection of lenders make their panel listings visible online. If you are looking for a Cann Hall solicitor on the Virgin Money please make the most of our tool.
I'm at the point of viewing apartments in Cann Hall and I am now considering a potential offer. Should I already have a solicitor in place at this point? I am planning to take a home loan with Nottingham.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are getting a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
Various online forums that I have come across warn that are a common cause of hinderance in Cann Hall conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Cann Hall.
I'm purchasing my first flat in Cann Hall benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The sale representative told me not inform my solicitor about this extras as it may impact my loan with the lender. Should I keep quiet?.
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 am hoping to complete next month on a garden flat in Cann Hall. Conveyancing lawyers assured me that they report fully next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Cann Hall should include some of the following:
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Ground rent - how much and when is collected, and also know whether this will change in the future Whether the lease restricts you from subletting the property, or having a home office for business The unexpired lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark It needs to be made clear to you if the lease allows you to add or improve anything in the flat- you must know whether it applies to all alterations or just structural alteration, and whether consent is mandated necessary The total extent of the demise. This could be the apartment itself but could also include a roof area or cellar if relevant.
I own a two-bedroom flat in Cann Hall. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
You certainly can. We can put you in touch with a Cann Hall conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Cann Hall premises is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case related to 2 flats. The unexpired term was 73.92 years.
What can I do to establish who is the owner of a property in Cann Hall?
Assuming that the property is registered with HMLR, and you have requisite information of the location of the premises, you should be able to view details from the HMLR of the registered proprietor for a a minimal charge.