I am purchasing a property in Hackney Marshes. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?
Given that you are obtaining a mortgage with Barclays your lawyer must follow the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and solicitors are required to report to Barclays where a lease fails to satisfy these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Hackney Marshes.
I am expecting a OIP from Skipton 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 Skipton recommend any Hackney Marshes solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hackney Marshes solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I currently have a mortgage with Coventry BS for my property in Hackney Marshes. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval prior to letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies 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 Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who conducted the conveyancing in Hackney Marshes 5 years ago no longer exist. What do I do?
Assuming the title is registered the details of your ownership will be documented by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, find your house and get up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
About to purchase a new build flat in Hackney Marshes. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Hackney Marshes
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I'm remortgaging my current property to a BTL loan with Santander and I will use the rest of the raised equity as a deposit on further house. The location we are looking at is Hackney Marshes. Will your solicitors be able to act for both sets of banks and tie in the conveyances?
Make use of our search tool on this site to ensure that the solicitors are on the relevant lender panels. Assuming that they are your lawyer should be able to tie up the two deals but you should talk with you lawyer and make clear your desired outcome and needs.
We are 17 days into a leasehold purchase having been recommend to conveyancers by the high street agent to execute conveyancing in Hackney Marshes. I am not happy. Could you help me find new lawyers?
A conveyancer would need to be really poor in order to consider diss instructing them. Has the mortgage been issued? If so you need to inform them of the replacement lawyer and have the loan are issued to the new lawyers. Your new conveyancer should be on the mortgage company panel to avoid escalating charges and delays. That should be your first question of the new solicitors. The find a solicitor tool will help you find a bank approved lawyer for your home move in Hackney Marshes
Estate agents have just been given the go-ahead to market my garden apartment in Hackney Marshes. Conveyancing lawyers have not yet been instructed, however I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual as all rents and service invoices should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Hackney Marshes. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the sum to be paid.
An example of a Freehold Enfranchisement decision for a Hackney Marshes property is 12 Nutfield Road in July 2014. the Tribunal judged that the price to be paid by the applicants for the freehold interest should be £19,572 This case affected 2 flats. The unexpired lease term was 72.02 years.