I am the single beneficiary of my late father’s will and I have everything in my name now, including the house in Purfleet. The Purfleet property was put into my name in November. I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership may be considered the same way as if I'd bought the house in November. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges 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 caught by that. Some lenders would take a sensible view as this clause primarily exists to capture subsales or the quick reselling of properties.
Completion of my remortgage has taken place for my property in Purfleet. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being pedantic. The Purfleet solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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 require expedited conveyancing in Purfleet as I have pressure to complete inside one month. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to have searches carried out although no solicitor would recommend that you don't. With plenty of history conveyancing in Purfleet the following are instances of issues that can appear and therefore affect market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Purfleet is the location of the property. Is there any advice you can give?
Flying freeholds in Purfleet are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Purfleet you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Purfleet may decide 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 premises.
We're first time buyers - had an offer accepted, but the agent has warned us that the vendor will only move forward if we instruct the agent's recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer who is familiar with conveyancing in Purfleet
It is improbable the sellers are behind this. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Contact the vendors directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to use your own,trusted Purfleet conveyancing lawyers - not the ones that will provide their negotiator at the agency a commission or achieve conveyancing thresholds set by corporate headquarters.
I own a leasehold house in Purfleet. Conveyancing and Alliance & Leicester mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Purfleet who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. You do not need to instruct a Purfleet conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Purfleet. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing 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 assess the sum to be paid.
An example of a Lease Extension case for a Purfleet flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired residue of the current lease was 76 years.
Can a conveyancer remove someone from the title of my home in Purfleet ?
Extracting or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer