I am the sole beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Longlands. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the property in October. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most lenders would take a practical view as this provision is chiefly there to identify subsales or the wholesaling and assigning of properties.
Is it the case that all Longlands conveyancing solicitors on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.
I am selling my flat. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being a right pain. The Longlands solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Longlands is the location of the property. Can you shed any light on this issue?
Flying freeholds in Longlands are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Longlands you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Longlands may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I have been recommended by numerous property agents in Longlands to select a solicitor on your site. What’s the financial incentive for Estate Agents to offer your services over a competitor’s?
We refuse to give any commission for sending work in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My partner has suggested that I instruct his conveyancing solicitors in Longlands. Should I use them?
Much as we are happy to recommend a Longlands conveyancing lawyer the best way to choose a conveyancing practitioner is to get feedback from friends or family who have previously instructed the firm that you are considering.
I am on look out for some leasehold conveyancing in Longlands. Before diving in I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and almost all are in Longlands - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have had difficulty in trying to purchase the freehold in Longlands. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to calculate the amount due.
An example of a Lease Extension decision for a Longlands property is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.
There are a lot of properties in Longlands on unadopted roads. I am purchasing such a property. Are there any benefits to purchasing a property on a private road?
Longlands conveyancing lawyers will be well versed in dealing houseson unadopted roads. Your solicitor will review the Land Registry data to identify any rights or liabilities. In many cases there is a management company (wholly owned by residents) that proprietors make annual contributions for the upkeep of the road. If one exists, the road will likely be maintained and appear nicer than publicly owned.