Willretaining a Herne Hill conveyancing practice make the home moving process easier?
On the whole conveyancing practitioners in your location will benefit from good connections with your local authority, which could help with your Herne Hill conveyancing searches that your conveyancer will require on your transaction. It can only help if they have existing connections with the Local Land Registry Office your area Herne Hill, other lawyers in the area and Herne Hill property agents.
I have been told that property searches are the primary cause of obstruction in Herne Hill conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of slowing down conveyancing in Herne Hill.
I'm buying a new build house in Herne Hill with a mortgage from Nottingham Building Society. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about this extras as it will put at risk my mortgage 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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Herne Hill is where the house is located. Is there any advice you can give?
Flying freeholds in Herne Hill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Herne Hill you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Herne Hill may determine 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 property.
In my capacity as executor for the estate of my father I am disposing of a house in Cardiff but live in Herne Hill. My solicitor (approximately 200 kilometers awayhas requested that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Herne Hill to attest and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Herne Hill
I am a negotiator for a reputable estate agency in Herne Hill where we have witnessed a few flat sales jeopardised due to leases having less than 80 years remaining. I have received contradictory information from local Herne Hill conveyancing firms. Can you confirm whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 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.
Having spent months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Herne Hill. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to judgment on the price.
An example of a Freehold Enfranchisement matter before the tribunal for a Herne Hill property is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case related to 3 flats. The unexpired lease term was 72.58 years.