Do I have to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Holland Park so that I can pop in to their offices if required.
Whereas this was necessary 15 years ago, most banks no longer oblige their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still manifest benefits to using a local solicitor, in your case a conveyancing solicitor in Holland Park.
We had appointed conveyancing lawyers based in Holland Park on the Yorkshire BS solicitor approved list. They have just invoiced me a further fee for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer can charge a fee for this. The charge is not set by Yorkshire BS but by your Holland Park solicitor. Numerous firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
Planning on purchasing a house in Holland Park. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Holland Park conveyancing practitioner is on the Bank of Ireland conveyancing panel.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Holland Park 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 Holland Park 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.
Just had an offer accepted on a new build flat in Holland Park. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Holland Park
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Taking into account that I am about to part with £400,000 on a house in Holland Park I would like to talk to a conveyancer regarding thehome move in advance of instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your conveyancing in Holland Park.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Holland Park should be the figure that you end up paying.
We're new to the buying process - had an offer accepted, but the selling agent has warned us that the owners will only proceed if we instruct their recommended conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Holland Park
We suspect that the owner is not behind this requirement. Should the seller desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are serious buyers (b)you are ready to progress, with finances in place © you are chain free (d) you intend to proceed fast (e)however you will continue to use your preferred Holland Park conveyancing solicitors - not the ones that will provide the negotiator at the agency a introducer fee or hit his conveyancing targets demanded by HQ.
Helen (my wife) and I may need to rent out our Holland Park garden flat temporarily due to a career opportunity. We used a Holland Park conveyancing practice in 2003 but they have since shut and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?
A small minority of properties in Holland Park do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in Holland Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Holland Park conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Holland Park premises is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case was in relation to 1 flat. The remaining number of years on the lease was 37.79 years.