It is a dozen years since I bought my property in Gants Hill. Conveyancing solicitors have recently been appointed on the sale but I am unable to track down my deeds. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be retained by the lender or they may be in the possession of the conveyancers who acted in the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Gants Hill relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
We were going to get a AIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Gants Hill solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Gants Hill solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I have a mortgage with Yorkshire BS for my property in Gants Hill. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let 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 Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel lawyer.
After months of negotiation I have agreed a price on an apartment in Gants Hill. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £150. Soon after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Clydesdale 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 Clydesdale 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.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Gants Hill is where the house is located. Can you shed any light on this issue?
Flying freeholds in Gants Hill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gants Hill you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gants Hill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How do I locate a Gants Hill solicitor on the Leeds Building Society conveyancing panel? I am a keen cyclist and am happy to travel upto 10miles to meet the solicitor.
Feel free to make use of the tool on this website. Please choose the lender and your location and you will see a number of Gants Hill conveyancing lawyers based on proximity. We have detailed some Gants Hill conveyancing firms at the bottom of this page and you can call them to verify whether they are on the Leeds Building Society panel
Last April I purchased a leasehold property in Gants Hill. Do I have any liability for service charges for periods before 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. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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).
I own a a ground floor purpose built flat in Gants Hill. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
Most certainly. We are happy to 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 property is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired lease term was 65 and 61.
I am buying a property and need a conveyancing solicitor in Gants Hill who is on the bank solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who conduct conveyancing in Gants Hill. We dont recommend any particular conveyancing practice.