I am getting a mortgage with Halifax. I would like to use a Licensed Conveyancer in Clayhall. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
The sellers of the property we are looking to purchase are using a conveyancing firm in Clayhall who has suggested a exclusivity contract with a deposit 6,000. Are such agreements sensible?
Exclusivity agreements are contracts binding a property vendor and purchaser giving the buyer the sole right to the sale of the premises within a prescribed time frame. For all intents and purposes, an exclusivity is a document stating that you will have a contract at a later date being the contract for the actual sale. It is generally used for buyer protection though in some cases, the owner may enjoy an upside from such agreements as well. There are various pros and cons to having them but you need to check with your solicitor but note that it may end up costing you more in conveyancing charges. In light of these reasons these contracts are not popular in relation to conveyancing in Clayhall.
Is there a list of Virgin Money panel solicitors in Clayhall on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings viewable on the web. If you are looking for a Clayhall conveyancer on the Virgin Money please use our facility.
We had instructed solicitors locally in Clayhall on the Kent Reliance solicitor approved list. They are now charging me a supplemental sum for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not set by Kent Reliance but by your Clayhall property lawyer. Plenty of firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee and others do not.
The mortgage over my property is with Santander for my property in Clayhall. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
You must advise Santander prior to letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel solicitor.
About to purchase a new build apartment in Clayhall. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Clayhall
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Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I am looking for a ground for flat up to £245,000 and found one near me in Clayhall I like with amenity areas and station in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Clayhall suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the shortness of the lease will be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
If all goes to plan we aim to complete the sale of our £450,000 flat in Clayhall next week. The freeholder has quoted £324 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Clayhall?
Clayhall conveyancing on leasehold apartments more often than not requires the buyer’s conveyancer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be willing to do so. They may charge a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it is above £800. The management information fee required by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, otherwise the invoice is technically not due. Reality however dictates that you have little option but to pay whatever is demanded should you wish to complete the sale of your home.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Clayhall conveyancing firm to help?
Most definitely. We can put you in touch with a Clayhall conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Clayhall residence is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired residue of the current lease was 65 and 61.