We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather instruct a specialised conveyancing solicitor in Harold Wood?
Do check but the the probability is that give you one of their panel solicitors should you want the "fee-free" offer. Call the bank and explore if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Harold Wood.
My wife and I purchasing a end of terrace house in Harold Wood. We would like to carry out a loft conversion at the property.Will legal conveyancing on the property involve investigations to ascertain if these alterations are permitted?
Your solicitor should review the registered title as conveyancing in Harold Wood will sometimes identify restrictions in the title documents which prohibit certain changes or necessitated the permission of a 3rd party. Some extensions require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
When it comes to lenders such as Co-operative, do Harold Wood lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Harold Wood solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Harold Wood surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
It has been five months since my purchase conveyancing in Harold Wood completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the input of my in-laws I had a survey completed on a property in Harold Wood prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies will refuse to grant a loan on this type of property.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Harold Wood. Conveyancing will be smoother if you use a solicitor in Harold Wood especially if they are accustomed to such properties in Harold Wood.
In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Harold Wood and how can your lawyers assist?
The particular law that you refer to affords protection to business leaseholders, granting the a statutory right to apply to court for a renewal lease and remain in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Harold Wood is one of the hundreds of locations in which the firms we work with are based
Back In 2007, I bought a leasehold flat in Harold Wood. Conveyancing and Santander mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Harold Wood who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Harold Wood conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have had difficulty in trying to purchase the freehold in Harold Wood. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Harold Wood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Harold Wood residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The number of years remaining on the existing lease(s) was 57.5 years.