My Ickenham conveyancer has spotted a discrepancy when comparing the information in the home valuation report and what is revealed within the title deeds. My solicitor has advised that he must check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook requirements 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.
I require fast conveyancing in Ickenham as I am under an ultimatum to complete inside one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you have the choice not to have searches conducted although no conveyancer would suggest that you don't. With lots of history conveyancing in Ickenham the following are examples of issues that can show up and adversely impact future mortgageability: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...
2 months have gone by since my purchase conveyancing in Ickenham took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. 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 asset 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 advice of my in-laws I had a survey completed on a house in Ickenham prior to appointing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies tend refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ickenham. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the will of my aunt I am disposing of a property in Newport but reside in Ickenham. My solicitor (based 250 kilometers from merequires that I execute a statutory declaration before completion. Can you recommend a conveyancing practitioner in Ickenham to attest this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Ickenham based
Despite our best efforts, we have been unsuccessful in trying to reach an agreement for a lease extension in Ickenham. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the price.
An example of a Lease Extension case for a Ickenham premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case related to 1 flat. The remaining number of years on the lease was 53.26 years.
Are there frequently found defects that you witness in leases for Ickenham properties?
There is nothing unique about leasehold conveyancing in Ickenham. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are missing. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Virgin Money, and Nottingham Building Society all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.