We had instructed conveyancers located in Nunhead on the RBS solicitor panel. They have just billed me an additional charge for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. This fee is not dictated by RBS but by your Nunhead conveyancing practitioner. Numerous firms on the RBS panel will charge an ‘acting for lender’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being problematic. The Nunhead solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
About to purchase flat in Nunhead. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS 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 Nunhead property lawyer is on the RBS conveyancing panel.
A friend recommended that if I am purchasing in Nunhead I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Nunhead conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Nunhead around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Nunhead Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Nunhead Education with plans and statistics, Local Amenities and other useful information concerning Nunhead.
I have justbeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Nunhead for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Nunhead conveyancing specialists.
I'm purchasing my first flat in Nunhead benefiting from help to buy. The builders would not move on the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not disclose to my solicitor about the extras as it would affect my mortgage with the bank. Is this normal?.
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.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in Nunhead I like with open areas and station in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Nunhead for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the shortness of the lease may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Nunhead. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Nunhead ?
The majority of houses in Nunhead are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Nunhead in which case you should be shopping around for a Nunhead conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer should appraise you on the various issues.
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Nunhead. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a Nunhead conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Nunhead residence is 41 Endwell Road in March 2013. this matter relateed to the acquisition of the freehold of a mid- terraced Victorian house converted into three separate self-contained dwellings. By an order dated 28/11/2012, Deputy District Judge Cole in the Bromley County Court held that the leaseholders were entitled to acquire the freehold and directed that the premium payable be determined by this Tribunal. The Tribunal assessed the premium to be £14,753 This case was in relation to 3 flats. The unexpired term as at the valuation date was 80.01 years.