My wife and I are purchasing a ground floor flat in Edmonton. My Solicitor is not on the mortgage company approved list. Am I still permitted to appoint my Edmonton conveyancing solicitor notwithstanding that they are not on the lender approved list?
One will need to have a solicitor to deal with the formalities if you require a loan to purchase your home. They will carry out all the appropriate due diligence on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage paperwork is in order. One may instruct a Edmonton property lawyer of your choosing. However, where the property lawyer appointed is not on the bank conveyancing panel supplemental costs will be levied as separate legal representation will be need by the mortgage company. Conveyancing panel applications can be submitted, so provided your conveyancer has not historically applied for membership they should take the opportunity to apply.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Edmonton. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
Where you intend to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
I am purchasing my first flat in Edmonton with a loan from Leeds Building Society. The builders refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about this deal as it will affect my loan with the bank. Do I keep my lawyer in the dark?.
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.
Due to the guidance of my in-laws I had a survey completed on a property in Edmonton ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies may not issue a loan on such a home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Edmonton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Edmonton to see if the conveyancing costs will increase in light of this.
I am looking to sell my property. My previous lawyers closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Edmonton if that makes a difference.
Do use our search tool to help you find a solicitor for your conveyancing in Edmonton. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
I own a leasehold house in Edmonton. Conveyancing and Nottingham Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Edmonton who previously acted has now retired. Any advice?
First contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Edmonton conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
We have reached the end of our tether in trying to purchase the freehold in Edmonton. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We are happy to put you in touch with a Edmonton conveyancing firm who can help.
An example of a Vesting Order and Purchase of freehold case for a Edmonton property is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The unexpired term as at the valuation date was 80.01 years.