Are the BSA intent on creating a search tool with a view to list practices on the Earl Shilton BS conveyancing panel for example in Cuffley?
We would not expect to be advised of any intention on the part of the BSA to promote such a tool.
We previously selected solicitors based in Cuffley on the UBS solicitor panel. They have just billed me an additional charge for handling the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor is entitled to levy a fee for this. The fee is not set by UBS but by your Cuffley property lawyer. Some firms on the UBS panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
We were going to get a DIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Cuffley solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Cuffley solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being a right pain. The Cuffley solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Cuffley. Conveyancing is a frightening process 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.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cuffley
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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 Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I am looking for a leasehold apartment up to £305k and identified one close by in Cuffley I like with a park and transport links nearby, the downside is that it's only got 49 years on the lease. There is not much else in Cuffley suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage that many years may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
As co-executor for the will of my grandmother I am selling a residence in Neath but reside in Cuffley. My conveyancer (based 260 kilometers from merequires that I sign a stat dec prior to completion. Can you recommend a conveyancing practitioner in Cuffley to attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Cuffley based
There are only Sixty One years unexpired on my flat in Cuffley. I now want to extend my lease but my freeholder is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the lessor. For most situations a specialist may be helpful to try and locate and prepare an expert document which can be used as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Cuffley.
Cuffley Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
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How is the lease structured? You should be aware if it is less than 80 years it will affect the salability of the flat. Check with your mortgage company that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. For most Cuffleylease extensions you will be be obliged to have owned the premises for 24 months before you are entitled to extend the lease. It would be a good idea to investigate if the the lease contains any onerous restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Cuffley. If you like the apartmentin Cuffley yet your cat can’t make the move with you then you will be presented with a hard compromise.