It is a dozen years since I purchased my house in Hampstead Garden Suburb. Conveyancing lawyers have just been retained on the sale but I can't locate my title documents. Is this a problem?
Don’t worry too much. Firstly the deeds may be kept by the lender or they may be in the possession of the lawyers who handled the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Hampstead Garden Suburb relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
We expect to receive a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Hampstead Garden Suburb solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hampstead Garden Suburb solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
Completion of my remortgage has taken place for my property in Hampstead Garden Suburb. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Our offer on a detached house in Hampstead Garden Suburb has been accepted, the sellers do nevertheless have a connected purchase. The owners have offered on a flat, however it’s not yet tied up, and are looking at other properties in the pipeline. I have selected a nearby conveyancing solicitor in Hampstead Garden Suburb. What should be my next step? When should I get the mortgage application with RBS started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Hampstead Garden Suburb conveyancing search fees, etc). The first course of action is to check that your property lawyer is on the RBS conveyancing panel. As to the next phase this very much depends on the specifics of your case, motivation for the property and on the state of the market. During a buoyant market some home buyers will apply for a home loan with RBS and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Hampstead Garden Suburb.
My wife and I are selling our property in Hampstead Garden Suburb and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Hampstead Garden Suburb conveyancer would know that there is no such problem. It does beg the question why the buyers used an internet conveyancing practice as opposed to a conveyancing solicitor in Hampstead Garden Suburb. We have lived in Hampstead Garden Suburb for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm 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 am buying my first flat in Hampstead Garden Suburb with a loan from Nottingham Building Society. The builders refused to move on the price so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my lawyer about this extras as it could put at risk my mortgage with the bank. Should I keep quiet?.
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.
Do I need to be suspicious about estate agents that I am dealing with are suggesting a web based conveyancing firm as opposed to a local Hampstead Garden Suburb conveyancing practice?
As with many service providers, often input from relatives can be worth their weight in gold. Yet there are numerous parties with a vested interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all put forward conveyancers to use. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You have the discretion to select your preferred conveyancer. However, bear in mind that most lenders have an approved list of solicitors you must use for the lender aspect of your conveyancing.
Due to exchange soon on a garden flat in Hampstead Garden Suburb. Conveyancing solicitors assured me that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Hampstead Garden Suburb should include some of the following:
-
Responsibility to repair and maintain the building. It is essential for you to know who is responsible the repair and maintenance of every part of the building Are pets allowed in the flat? What remedies are open the freeholder should you are in breach of your lease terms? You need to be informed what is to be regarded as a Nuisance in the lease Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Hampstead Garden Suburb conveyancing firm to assist?
if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to decide the price.
An example of a Lease Extension decision for a Hampstead Garden Suburb flat is FFF, 37 and Garage 1, Queensborough Court North Circular Road in September 2012. The Tribunal determined that the premium for the lease extension should be £67,037 This case related to 1 flat. The unexpired residue of the current lease was 23.66 years.