I had intended to instruct a property lawyer in Feltham for our house move. Our broker has since advised us that our mortgage company Skipton Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Feltham conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms regarding their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum number of transactions. Many Feltham conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Feltham is one of the hundreds of areas where the lawyers we list are are approved Skipton Building Society.
Are there restrictive covenants that are commonly picked up during conveyancing in Feltham?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Feltham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build flat in Feltham. Conveyancing is necessary evil 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 Feltham
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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. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Is it possible to transfer to a new solicitor as I have to appoint one who is on the Accord Mortgages Ltd conveyancing panel. I hired a local conveyancing solicitor in Feltham five minutes from me but he is not accepted by Accord Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Feltham on the Accord Mortgages Ltd panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Feltham. In utilising the find a conveyancing solicitor tool on this website, you can contrast costs for conveyancing solicitors in Feltham and throughout England and Wales.
In my capacity as executor for the will of my grandfather I am disposing of a residence in Newport but reside in Feltham. My conveyancer (based 260 miles awayhas requested that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Feltham to attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Feltham
I've recently bought a leasehold flat in Feltham. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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 correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Feltham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Feltham property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 82.93 years.