IfI was to purchase a simple residential housein Ham for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Ham?
Any savings you would achieve will be isolated to the costs for searches. The conveyancing practitioner still be obliged to do everything else - money laundering, correspond with your sellers lawyer, SDLT return, register the property etc. You might save a bit for them not needing to register a charge however it won't be a lot.
I am selling our house in Ham and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Ham lawyer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Ham. Having lived in Ham for three years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I'm purchasing my first flat in Ham with the aid of help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about this extras as it will impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
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 was supposed to be a straight forward, chain free conveyancing. Ham is the location of the property. Can you offer any advice?
Flying freeholds in Ham 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 Ham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ham 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 residence.
My husband and I are a fortnight into a residential purchase having been referred to a firm by the selling agent to do our conveyancing in Ham. I am not happy. Can you you assist me in finding new lawyers?
They would have to be very bad to suggest replacing them. Has your loan offer been issued? In the event that it has you must inform them of the new contact details and get the mortgage documents are re-issued. The solicitor ideally should be on the mortgage company approved list to avoid added costs and frustration. So that should be your starting point. The find a solicitor tool should assist you in finding a bank approved lawyer for your conveyancing in Ham
I am employed by a reputable estate agent office in Ham where we see a few flat sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Ham conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Ham conveyancing firm to represent me?
in cases where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension case for a Ham residence is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.