The Maze Hill conveyancing firm handling our Maze Hill conveyancing has uncovered a difference between the surveyor’s assumptions in the valuation report and what is revealed within the legal papers for the property. My solicitor has advised that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Is it the case that all Maze Hill CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?
It is true that some lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
Last month we had a mortgage agreed in principle with Yorkshire BS. Maze Hill conveyancing lawyers have been appointed. How long does it take for Yorkshire BS to issue the offer to the conveyancing practitioner?
There is no definitive answer here. Have Yorkshire BS done the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with HSBC. I assume I don't need a Maze Hill conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
How does conveyancing in Maze Hill differ for new build properties?
Most buyers of new build residence in Maze Hill contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because developers in Maze Hill tend to acquire the site, 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 used to new build conveyancing in Maze Hill or who has acted in the same development.
I have been advised by numerous property agents in Maze Hill to choose a property lawyer on your site. What’s the financial upside for Estate Agents to recommend your lawyers over and above alternative conveyancing organisations?
We refuse to give any financial incentive for sending work to this site. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I've found a house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Maze Hill. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks 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 conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Maze Hill so you should seriously consider shopping around for a Maze Hill conveyancing practitioner and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your lawyer will report to you on the legal implications.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Maze Hill conveyancing firm to help?
Absolutely. We can put you in touch with a Maze Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Maze Hill property 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 affected 2 flats. The unexpired term as at the valuation date was 72 years.
We are soon to acquiring a apartment in Maze Hill. Conveyancing is not yet done but we wish to have our purchase price confidential from sites such as Rightmove. How do I ensure this is not noted?
HMLR by statute are required to specify price paid information on a register of the title for residential properties nationwide which includes homes in Maze Hill. The register of title is a public document, so the Land Registry would be breaking the law if they failed to grant access to the register.
In essence you can make a request of the Land Registry to hide the amount paid data yet the response would be in the negative.