We are due to complete buying a property in Hampton Wick but as a result of damage from a small fire at the property I have was able negotiate reparation from the vendor in the sum of £2k in the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process however Principality are not allowing this. Why were they approached?
Any solicitor being on the Principality approved list is obliged to inform Principality of any variations to the sale price. If you were to refuse your conveyancing practitioner to report the reduction to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new conveyancing practitioner for your conveyancing in Hampton Wick.
What does my ID and proof of funds have anything to do with my conveyancing in Hampton Wick? Is this really warranted?
Hampton Wick conveyancing solicitors as well as nationwide property practitioners accross the UK have a duty under Anti-terror and anti-money-laundering rules to verify the ID of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill less than 3 months old).
Evidence of source of monies is also required under the money laundering regulations as conveyancers have a duty to ensure that the funds you are utilising to purchase a property (whether it be the deposit for exchange or the total purchase amount if you are buying mortgage free) has come from a reputable source (such as employment savings) rather than the proceeds of criminal activity.
My father informed me that in buying a property in Hampton Wick there may be various restrictions preventing external alterations to a property. Is this right?
We are aware of a number of properties in Hampton Wick which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Hampton Wick should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We were going to get a OIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Hampton Wick solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hampton Wick solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I am currently in the process of buying my council flat in Hampton Wick. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I bought my flat on 4 May and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Hampton Wick advises it should be dealt with inside ten days. Are transfers in Hampton Wick particularly slow to register?
As far as conveyancing in Hampton Wick is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present approximately 80% of such applications are completed in less than three weeks but some can be subject to longer delays. Registration is effected once the purchaser has moved in to the property so 'speed' is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
I opted to have a survey carried out on a house in Hampton Wick ahead of instructing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders tend refuse to issue a loan on this type of home.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hampton Wick. Conveyancing may be slightly more expensive based on your lender's requirements.
If all goes to plan we aim to complete our sale of a £300,000 garden flat in Hampton Wick next week. The management company has quoted £324 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Hampton Wick?
Hampton Wick conveyancing on leasehold apartments normally necessitates the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to answer these enquiries the majority will be content to do so. They are entitled to charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it is in excess of £800. The management information fee levied by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the invoice is not strictly payable. In reality you have no option but to pay whatever is requested of you if you want to sell the property.
Following years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Hampton Wick. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to calculate the price payable.
An example of a Lease Extension case for a Hampton Wick property 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 was in relation to 1 flat.