I have given 8 weeks notice to my existing landlord and must vacate my let out property in Lambeth by the end of next month. Conveyancing for my house purchase is progressing. Is it possible to complete in 5 weeks as don't want to have to find temporary accommodation?
Generally one should not provide notice on a rental unless your lawyer suggests that you should. Assuming that you have not already done so, contact to your conveyancer and ask them to they apply pressure on the other lawyers, try to get a realistic time scale from them that all parties will work to achieve
This question may be naive but I am wet behind the ears as a first time purchaser of a garden flat in Lambeth. Do I receive the keys to the house on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Lambeth?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be called to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
Completion of my remortgage has taken place for my property in Lambeth. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
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. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being difficult. The Lambeth solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
I am buying a property and the conveyancer has referenced Chancel Repair to which the property may be liable as it falls into the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Lambeth
Unless a previous purchase of the premises completed post 12 October 2013 you can expect solicitors carrying out conveyancing in Lambeth to remain encouraging a chancel search and or insurance against a claim.
I am purchasing a new build house in Lambeth benefiting from help to buy. The developers would not budge the price so I negotiated 6k of extras instead. The property agent advised me not disclose to my conveyancer about the side-deal as it could adversely affect 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 UK Finance website. UK Finance 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.
We're FTB’s - had an offer accepted, yet the agent informed us that the vendor will only proceed if we appoint their recommended conveyancers as they need a ‘quick sale’. We would rather use a local solicitor with experience of conveyancing in Lambeth
It is highly unlikely the owners are behind this. If they desire ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Lambeth conveyancing lawyers - not the ones that will provide their negotiator at the agency a commission or hit his conveyancing figures demanded by corporate headquarters.
Looking forward to complete next month on a ground floor flat in Lambeth. Conveyancing lawyers assured me that they will have a report out to me on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Lambeth should include some of the following:
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What remedies are open the freeholder should you are in breach of your lease terms? You should be advised what counts as a Nuisance as far as the lease is concerned Repair and maintenance of the property Responsibility for maintaining the window frames Changes to the property
I am the leaseholder of a second floor flat in Lambeth. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
if there is a absentee landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to determine the price payable.
An example of a Lease Extension decision for a Lambeth premises is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case related to 2 flats. The unexpired lease term was 56 years.