I am hoping to receive a offer of a home loan from Santander. I would like to retain the legal services of a Licensed Conveyancer in Gallows Corner. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Have just purchased a probate house at auction in Gallows Corner. Conveyancing is required. What happens now?
Now that you are legally bound yourself to purchase you now have to retain a conveyancing lawyer quickly as you are faced with a tight deadline in which to complete the conveyancing. An auction property should have a bespoke auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must pass this on to the conveyancer instructed by you at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.
A friend informed me that in purchasing a property in Gallows Corner there could be a number of restrictions prohibiting external alterations to the property. Is this right?
There are a number of properties in Gallows Corner which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Gallows Corner should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being problematic. The Gallows Corner solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in Gallows Corner I like with a park and railway links in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Gallows Corner suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage that many years may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
Should I be suspicious about estate agents that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Gallows Corner conveyancing firm?
As is the case with many professional services, often input from relatives can be worth their weight in gold. But there are many people with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks may suggest conveyancers to select. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You have the discretion to appoint your own conveyancer. However, bear in mind that many lenders operate an approved list of conveyancers you must use for the mortgage aspect of your transaction.
I am attracted to a couple of apartments in Gallows Corner which have in the region of fifty years remaining on the lease term. Will this present a problem?
There are plenty of short leases in Gallows Corner. The lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease gets shorter the value of the lease deteriorates and results in it becoming more costly to extend the lease. This is why it is generally wise to extend the lease term. It is often difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We recommend you get professional help from a conveyancer and surveyor with experience in this field.
Having spent years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Gallows Corner. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a Gallows Corner conveyancing firm who can help.
An example of a Lease Extension decision for a Gallows Corner property is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The unexpired lease term was 57.5 years.
Living abroad I am unable to attend my Gallows Corner conveyancing practitioners office to sign documents connected to my conveyancing in Gallows Corner – is this a problem?
Not a problem. Gallows Corner conveyancing lawyers can deal with conveyancing transactions for clients wider afield. You are unlikely to be required to meet your lawyer in the flesh at a Gallows Corner conveyancers office. Almost all conveyancing practitioner can handle all communications through post, email, telephone and fax.