We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather appoint a local conveyancing solicitor in Lansbury?
You should check but the chances are that allocate you one of their panel conveyancers should you want the "fee-free" deal. Speak to the bank and explore if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Lansbury.
We have agreed to purchase a house in Lansbury. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
As your lender is Aldermore your lawyer must follow the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Aldermore where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Lansbury.
The formalities of my remortgage has taken place for my property in Lansbury. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being pedantic. The Lansbury solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
Are there restrictive covenants that are commonly identified during conveyancing in Lansbury?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Lansbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Lansbury differ for newly converted properties?
Most buyers of new build residence in Lansbury come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Lansbury tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lansbury or who has acted in the same development.
I only have Seventy years remaining on my lease in Lansbury. I am keen to extend my lease but my freeholder is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the landlord. In some cases an enquiry agent may be helpful to conduct investigations and to produce a report which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Lansbury.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Lansbury conveyancing firm to act on my behalf?
in cases where there is a missing landlord 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 LVT to determine the sum to be paid.
An example of a Vesting Order and Purchase of freehold case for a Lansbury property is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The number of years remaining on the existing lease(s) was 80.01 years.
I am due to consider quotes for conveyancing in Lansbury from three property lawyer and appoint one. Do I instruct them to hold tight until I have found somewhere to acquire.
You should wait to ask your conveyancing practitioner to commence work and order searches after the sales memo has been issued by the selling agent particularly as Lansbury conveyancing searches are a couple of hundred pounds.