The Hook conveyancing firm handling our Hook conveyancing has spotted an inconsistency between the surveyor’s assumptions in the home valuation report and what is in the title deeds. My lawyer informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Completion of my purchase has taken place for my property in Hook. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel 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.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being pedantic. The Hook solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Our sealed bid on a detached house in Hook has been accepted, the sellers do however have a dependent purchase. The owners have put an offer on a property, but it’s not yet tied up, and are looking at other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Hook. What should be my next step? When should I get the mortgage application with TSB going?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Hook conveyancing search fees, etc). The first thing to do is ensure that your lawyer is on the TSB conveyancing panel. Concerning the subsequent phase this very much depends on the uniqueness of your case, desire for this property and on the state of the market. In a rising market many home buyers would apply for a home loan with TSB and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.
Me and my brother purchased a terraced Edwardian house in Hook. Conveyancing practitioner acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hook and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing lawyer who completed the work.
I am buying a new build house in Hook with the aid of help to buy. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about the side-deal as it would impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My partner has encouraged me to instruct his conveyancers in Hook. Should I find my own conveyancer?
No doubt the best way to select a conveyancing practitioner is to get guidance from friends or relatives who have actually experience in using the solicitor that you are considering.
I have just appointed agents to market my 2 bed apartment in Hook. Conveyancing lawyers have not yet been instructed, however I have just had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you pay the invoice as you normally would because all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Hook conveyancing firm to help?
Most certainly. We are happy to put you in touch with a Hook conveyancing firm who can help.
An example of a Lease Extension case for a Hook flat 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 affected 1 flat.