Our Hook solicitor has uncovered a difference between the assumptions in the valuation survey and what is in the legal papers for the property. My lawyer informs me that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action appropriate?
Your conveyancer 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 you.
We are planning to move home in June. Should my conveyancing solicitor update the removal company on the completion day. Incidentally, can you suggest a removal company in Hook. Conveyancing lawyer was found prior to coming across your page.
On the day of completion you can collect the house keys from your property agent however this should only happen once the vendors lawyers confirm to the agent that they have the completion monies and the keys can be given over. You will need to inform the removal company that they can start moving you in. We do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Hook or a legal practice that specialises in conveyancing in Hook.
I'm the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Hook. The Hook property was put into my name in March. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in March. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. many banks would take a pragmatic view as this obligation principally exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.
We are getting a further advance on our mortgage from Virgin Money as we want to conduct alterations to our property in Hook. Are we obliged to select a local Hook solicitor on the Virgin Money conveyancing panel to deal with the legals?
Virgin Money do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money conveyancing panel.
My colleague advised me that if I am buying in Hook I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Hook conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Hook around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hook Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Hook.
Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who handled the conveyancing in Hook 5 years ago are no longer around. What are my next steps?
Assuming you have a registered title the details of your ownership will be held by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, identify your house and obtain up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
I am looking into buying my first house which is in Hook and I am already nervous. I couldn't find anything specific about Hook. Conveyancing will be needed in due course but do you know about the Hook area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Hook. In the meantime here are some basic statistics that we found
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £275,000 apartment in Hook in just under a week. The landlords agents has quoted £324 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Hook?
Hook conveyancing on leasehold flats often requires the buyer’s solicitor sending questions for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to do so. They are at liberty to charge a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some transactions it exceeds £800. The administration charge required by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration fees, without which the invoice is technically not due. Reality however dictates that one has no choice but to pay whatever is demanded if you want to complete the sale of your home.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Hook conveyancing firm to act on my behalf?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Hook premises 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.