We were going to get a DIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Gants Hill solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Gants Hill solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I have a mortgage with Clydesdale for my property in Gants Hill. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
You must advise Clydesdale in advance of renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel firm.
I recently had an offer agreed on an apartment in Gants Hill. My financial adviser suggested a property lawyer. I paid an upfront payment of £225. Shortly after, the solicitor called me to say that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up during conveyancing in Gants Hill?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Gants Hill. 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…’
How does conveyancing in Gants Hill differ for new build properties?
Most buyers of new build property in Gants Hill approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Gants Hill typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Gants Hill or who has acted in the same development.
I am thinking of appointing a conveyancing practitioner in Gants Hill for my house move. Is it possible to see a firm’s complaints history with the legal regulator?
Members of the public may review documented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor call for training requirements.
What are your top tips when it comes to appointing a Gants Hill conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Gants Hill conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Gants Hill conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
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What are the charges for lease extension conveyancing?
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Gants Hill conveyancing firm to assist?
Absolutely. We can put you in touch with a Gants Hill conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Gants Hill flat is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The number of years remaining on the existing lease(s) was 65 and 61.
I have miscalculated my finances and am a couple of thousand pounds short a 10% deposit on my flat purchase in Gants Hill , but I am keen exchange. What can I do?
You can agree a smaller deposit. Most sellers will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second