Completion of my remortgage has taken place for my property in East Bedfont. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being problematic. The East Bedfont solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine 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.
Aldermore have agreed my home loan in principle, my offer on a house in East Bedfont has been agreed to, what are the next steps?
Your estate agent will wish to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s panel). Call up Aldermore or the broker and complete any relevant paperwork. Aldermore will appoint a valuer who will get in touch with the selling agent or owners to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. Aldermore will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in East Bedfont.
My wife and I purchased a terraced Edwardian house in East Bedfont. Conveyancing practitioner represented me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in East Bedfont and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who carried out the work.
I am purchasing a new build house in East Bedfont benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of extras instead. The property agent told me not reveal to my conveyancer about the side-deal as it would impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one close by in East Bedfont I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in East Bedfont for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage that many years will be an issue. Reduce the price by the expected 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 may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
Do I need to be wary about estate agents that I am dealing with are suggesting an online conveyancing firm as opposed to a High Street East Bedfont conveyancing company?
As is the case with lots of service providers, often referrals from connections can be extremely useful or valuable. But there are numerous players in a conveyancing deal; estate agents, mortgage brokers and banks might all recommend lawyers to appoint. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the discretion to select your own lawyer. However, bear in mind that many banks operate an approved list of solicitors you must use for the mortgage related work in your transaction.
Can you provide any top tips for leasehold conveyancing in East Bedfont with the intention of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in East Bedfont can be bypassed if you get in touch lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors. Many freeholders or Management Companies in East Bedfont charge for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in East Bedfont. If you have had conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to ongoing. If you hold a share in a the Management Company, you should make sure that you are holding the original share certificate. Arranging a re-issued share certificate is often a lengthy formality and frustrates many a East Bedfont home move. Where a new share is required, do contact the company director and secretary or managing agents (where relevant) for this as soon as possible.
Having spent years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in East Bedfont. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to decide the price.
An example of a Lease Extension matter before the tribunal 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 affected 1 flat. The remaining number of years on the lease was 82.93 years.