I am soon to complete buying a property in Kingston upon Thames but as a consequence of damage from a small fire at the property I have managed to agree reparation from the current proprietors of £2k in the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process but UBS will not permit this. Should they have been notified?
Any lawyer being on a UBS conveyancing panel is required to inform UBS of any amendments to the purchase price. If you were to refuse your lawyer to report the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new solicitor for your conveyancing in Kingston upon Thames.
I am selling my house in Kingston upon Thames. Will the lawyer have to be on the Virgin Money conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
My stepmother pointed out to me me that in purchasing a property in Kingston upon Thames there could be various restrictions prohibiting external changes to a property. Is this right?
We are aware of anumerous of properties in Kingston upon Thames which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Kingston upon Thames should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously appointed conveyancing lawyers locally in Kingston upon Thames on the Virgin Money solicitor panel. They have just billed me a further fee for handling the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The fee is not dictated by Virgin Money but by your Kingston upon Thames lawyer. Numerous firms on the Virgin Money panel will levy an ‘acting for lender’ fee and others do not.
Last month we had a mortgage agreed in principle with Principality. Kingston upon Thames conveyancing solicitors have been appointed. What is the average time that one could expect to receive a mortgage offer from Principality?
There is no definitive answer here. Have Principality completed the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Have purchased a a semi-detached house in Kingston upon Thames , how long will it take for the Land Registry to record my ownership? My Kingston upon Thames conveyancing solicitor has been painfully slow, so I want to check that my name is registered.
As far as conveyancing in Kingston upon Thames registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry need to notify any 3rd persons or bodies. Currently in the region of 80% of submission are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Registration occurs once the new owner has moved in to the property so an expedited registration is not typically primary concern but if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build flat in Kingston upon Thames. Conveyancing is a frightening process 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.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Kingston upon Thames
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
My wife and I purchased a leasehold flat in Kingston upon Thames. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Kingston upon Thames who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Kingston upon Thames conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the proprietor of a two-bedroom flat in Kingston upon Thames. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
Most definitely. We can put you in touch with a Kingston upon Thames conveyancing firm who can help.
An example of a Lease Extension decision for a Kingston upon Thames 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.