My fiance and I are hoping to purchase a property in Maze Hill and are in fact using a Maze Hill conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Bank of Ireland have this afternoon contacted us to inform me that there is now an issue as our Maze Hill conveyancer is not on their conveyancing panel. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Maze Hill lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I have given 8 weeks notice to my current landlord and must vacate my rented property in Maze Hill by 8/7/2025. Conveyancing on my purchase is progressing. How realistic is it to complete in three weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to provide notice for your lease until you have exchanged. If you have not previously done so, notify to your conveyancer and urge them to they apply pressure on the other solicitors, try to get a realistic time scale from them that everyone will work to achieve
We are buying a property and require a conveyancing solicitor in Maze Hill who is on the Virgin Money conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Maze Hill.
I am the single beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Maze Hill. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the property. I do know about the CML six month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the property in April. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some lenders would take a practical view as this requirement chiefly exists to identify the purchase and immediately sell or the quick reselling of property.
We are getting a further advance on our home loan from Principality as we wish to conduct improvements to our property in Maze Hill. Do we need to appoint a nearby Maze Hill solicitor on the Principality conveyancing panel to deal with the legals?
Principality would not normally require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
Planning on purchasing a maisonette in Maze Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Maze Hill solicitor is on the Principality conveyancing panel.
I've found a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Maze Hill. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Maze Hill ?
Most houses in Maze Hill are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Maze Hill so you should seriously consider shopping around for a Maze Hill conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your lawyer will report to you on the legal implications.
Having spent months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Maze Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the premium.
An example of a Lease Extension matter before the tribunal for a Maze Hill residence is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case related to 2 flats. The unexpired lease term was 72 years.
Our conveyancing in Maze Hill is set to complete next Friday, yet the vendors I am buying from wants to vacate 24 hours later at PM. Can I agree to this?
It is not possible to complete on a Saturday due to the bank systems are not working.