I was notified recently by my IFA that my Fulwell lawyer is not on the lender Conveyancing panel. How can I check?
You need to call your Fulwell lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in Fulwell with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Should our lawyer be asking questions about flooding as part of the conveyancing in Fulwell.
The risk of flooding is if increasing concern for solicitors dealing with homes in Fulwell. Plenty of people will buy a house in Fulwell, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Fulwell. The standard property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to determine if the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser could issue a compensation claim as a result of such an misleading answer. The purchaser’s lawyers may also conduct an environmental search. This should higlight whether there is a recorded flood risk. If so, further investigations should be carried out.
I purchased a 4 bedroom Victorian house in Fulwell. Conveyancing solicitor represented me and Santander. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to read 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 Fulwell and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who conducted the work.
I am using a search engine for the words on line conveyancing in Fulwell it reveals numerous conveyancerslocally. With so much choice what is the best way to find the right conveyancing solicitor for my move?
The preferential way of finding a suitable conveyancer is via personal referral, so seek the opinion of colleagues and relatives who have purchased a property in Fulwell or the reputable estate agent or financial adviser. Costs for conveyancing in Fulwell vary, so it's a good idea to request a minimum of four estimates from different law firms. Dont forget to clarify that the costs are guaranteed not to to be inflated.
My husband and I may need to rent out our Fulwell 1st floor flat temporarily due to a new job. We instructed a Fulwell conveyancing practice in 2004 but they have since shut and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
Even though your previous Fulwell conveyancing lawyer is not around you can check your lease to check if you are permitted to let out the property. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you need to seek consent from your landlord or some other party before subletting. This means you not allowed to sublet without prior consent. Such consent must not not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.
I have had difficulty in trying to reach an agreement for a lease extension in Fulwell. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the price.
An example of a Lease Extension decision for a Fulwell residence is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case related to 1 flat. The unexpired residue of the current lease was 60.45 years.