Can you help? My Nine Elms lawyer is informing me me that she is duty bound toconduct Nine Elms conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. These Nine Elms checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Nine Elms conveyancing searches.
Can I use your services to locate a Conveyancing solicitor in Nine Elms even where I’m not buying or selling a house, for instance if I want to buy a shop in Nine Elms with a mortgage from Godiva Mortgages Ltd?
Our search tool is predominantly utilised to get a quote from residential conveyancing solicitors in Nine Elms but we have recorded towards the bottom of this page a few Nine Elms commercial conveyancing firms. You should enquire with the solicitors directly to establish if they are also authorised to represent Godiva Mortgages Ltd
Do I have to attend the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Nine Elms so that I can attend their offices when needed.
Whereas this was necessary twenty years ago, most mortgage companies no longer require their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still manifest benefits to using a local practitioner, in your case a conveyancing solicitor in Nine Elms.
Are there restrictive covenants that are commonly picked up during conveyancing in Nine Elms?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Nine Elms. 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…’
I am buying my first flat in Nine Elms with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my conveyancer about the deal as it could put at risk my loan with Britannia. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML 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.
I work for a busy estate agency in Nine Elms where we have witnessed a few leasehold sales put at risk due to short leases. I have received contradictory information from local Nine Elms conveyancing firms. Please can you confirm whether the vendor of a flat can start the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
My wife and I have hit a brick wall in negotiating a lease extension in Nine Elms. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Nine Elms conveyancing firm who can help.
An example of a Lease Extension case for a Nine Elms residence is 150A Albert Palace Mansions Lurline Gardens in July 2013. The Tribunal determined that the premium payable for the new lease of the subject property was £42,069 This case affected 1 flat. The unexpired term as at the valuation date was 57.06 years.