My mortgage broker says he needs my Grove Park law firm’s panel member for the Santander conveyancing panel. Can you suggest how I obtain this. I have tried my local Grove Park office but they don't know it.
You are best placed to get this information from your Grove Park conveyancer . Most Grove Park conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
I have given 2 months notice to my current landlord and must be out of my let out apartment in Grove Park by the end of next month. Conveyancing for my house purchase is underway. Can I complete in 4 weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to serve notice for your tenancy until you have exchanged. If you have not already done so, speak to your solicitor and request that they chase the sellers lawyers, try to an acceptable time-line that everyone will look to achieve
I am the only recipient of my late mum's estate with all property in now in my sole name, including the house in Grove Park. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I do know about the CML six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the house in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Some lenders would take a practical view as this requirement is chiefly there to capture subsales or the wholesaling and assigning of properties.
We have agreed to purchase a house in Grove Park. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that you are obtaining a mortgage with HSBC your lawyer must check the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to HSBC where a lease does not meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not limited to Grove Park.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Grove Park bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Grove Park conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend based on their published requirements. I simply don't know who is right.
Your property lawyer must comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am using a search engine for the term conveyancing in Grove Park it brings up numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable conveyancer for me?
The ideal method of choosing the right conveyancer is via trusted testimonial, so enquire of friends and relatives who have purchased a property in Grove Park or a reputable estate agent or financial adviser. Charges for conveyancing in Grove Park differ, so it's sensible to secure a minimum of three estimates from different companies. Make sure that you know what costs in the quote includes.
I own a leasehold house in Grove Park. Conveyancing and Leeds Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Grove Park who previously acted has now retired. Do I pay?
The first thing you should do is contact HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Grove Park conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
After years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Grove Park. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to decide the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Grove Park premises is 49 Woodstock Court Burnt Ash Hill in May 2012. the payment of £64,116 by the leaseholder was the premium which the Tribunal found due for the lease extension in this case. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 23.26 years.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.