I have paid off my mortgage with Nationwide. I assume I don't need a Kenton conveyancing practitioner on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Kenton off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Leeds Building Society have agreed my home loan in principle, my bid on a flat in Kenton has been agreed to, what are the next steps?
The estate agent will want to be informed of your property lawyer's details (make sure the lawyers are on the lender’s approved list). Contact Leeds Building Society or your financial adviser and finalise any appropriate forms. Leeds Building Society will instruct a valuer who will get in touch with the estate agent or seller to book a time for the valuation to take place. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Kenton.
I have justbeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in Kenton for a purchase of a leasehold flat 18 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The quickest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kenton conveyancing specialists.
I am buying a new build house in Kenton with a mortgage from Santander. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my conveyancer about the deal as it will adversely affect my loan with the bank. Is this normal?.
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.
I need to retain a conveyancing solicitor for my conveyancing in Kenton. I happened to chance upon a web site which appears to be the perfect answer If it is possible to get all this stuff done via email that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I’m about to sell my ground floor flat in Kenton. Conveyancing has not commenced, but I have recently had a yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would as all rents and maintenance invoices will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies 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. This will smooth the conveyancing process.
I have had difficulty in trying to purchase the freehold in Kenton. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Kenton conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Kenton property is 139/139A Masons Avenue in February 2010. this was a case with an absentee freeholder. As a result the leaseholders applied to Willesden County Court for an order dispensing with the giving of a notice of claim.14th October 2009 District Judge Brar granted a vesting order and the court directed that the matter should be transferred to this tribunal to determine the freehold premium. The tribunal concluded on a figure of £13,000 for the freehold interest This case affected 1 flat. The unexpired term was 74 years.
My a decade ago. He has got married, divorced and has recently married again. He now wants to dispose of the Kenton property. I believe he will just be asked to supply copies of his marriage certificates to the conveyancer however he is anxious it could frustrate the sale of the apartment. Is it worth updating the land title details for the house?
You are not required to update the title for the property on the basis that you have the proof needed to demonstrate how the change of name occurred.
The buyer’s lawyer should review the land registry details and need evidence by way of proof of the change of name e.g. marriage documentation.