I am getting a mortgage offer from Lloyds. I intend to instruct a Licensed Conveyancer in East Bedfont. Does the Lloyds Solicitor panel include Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I am soon to exchange on the purchase of a property in East Bedfont but as a consequence of wreckage from the recent storms I have managed to agree recompense from the seller in the sum of £2k taking the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement yet Coventry BS are not allowing this. Why were they approached?
Any conveyancing practitioner being on a Coventry BS approved list is required to disclose to Coventry BS of any variations to the sale price. If you were to refuse your property lawyer to disclose the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new conveyancer for your conveyancing in East Bedfont.
I need some expedited conveyancing in East Bedfont as I am faced with a deadline to sign on the dotted line inside one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to do searches although no law firm would advise that you don't. Drawing on our experience of conveyancing in East Bedfont the following are instances of what can show up and adversely affect market value: Enforcement Actions, Outstanding Fees, Overdue Grants, Railway Schemes,...
I own a 4 bedroom Edwardian property in East Bedfont. Conveyancing lawyer acted for me and Platform Home Loans Ltd. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same address. Is it worth asking Platform Home Loans Ltd to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in East Bedfont and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
I opted to have a survey carried out on a house in East Bedfont prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will not give a loan on such a home.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in East Bedfont. Conveyancing may be slightly more expensive based on your lender's requirements.
Last June I purchased a leasehold property in East Bedfont. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in East Bedfont. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a East Bedfont conveyancing firm who can help.
An example of a Lease Extension decision for a East Bedfont residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The number of years remaining on the existing lease(s) was 82.93 years.