It is is a decade since I bought my home in Putney Heath. Conveyancing lawyers have recently been instructed on the sale but I am unable to find my deeds. Is this a problem?
Don’t worry too much. First there is a chance that the deeds will be with the lender or they may be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Putney Heath involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
The Putney Heath conveyancing solicitors that I appointed last week on my purchase in Putney Heath have without warning shut down. I chose them because I had to have a lawyer on the Virgin Money conveyancing panel and my family Putney Heath lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
I'm purchasing a new build house in Putney Heath with the aid of help to buy. The builders would not budge the amount so I negotiated 6k of additionals instead. The house builders rep advised me not reveal to my lawyer about this deal as it would adversely affect my mortgage with Barclays . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
What tools are available to identify a Putney Heath solicitor on the Virgin Money conveyancing panel? I have a car and am happy to travel upto 10miles to meet the solicitor.
You can use the search on this website. Please select a lender and your location and you will see a number of Putney Heath conveyancing lawyers locally. We have listed some Putney Heath conveyancing firms at the bottom of this page and you can call them to verify whether they are on the Virgin Money approved list
Can you provide any advice for leasehold conveyancing in Putney Heath with the purpose of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Putney Heath can be bypassed where you get in touch lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the purchasers’ representatives. A minority of Putney Heath leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years remaining on your lease but it would be wise to verify this by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share document. Obtaining a duplicate share certificate can be a time consuming process and slows down many a Putney Heath conveyancing transaction. Where a reissued share is needed, do contact the company officers or managing agents (where relevant) for this as soon as possible.
After months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Putney Heath. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Putney Heath conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Putney Heath property is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case affected 3 flats. The unexpired term as at the valuation date was 66.25 years.
Should local authority consent be needed to split a house into two flats in Putney Heath? This has occurred to a house next door to my house in Putney Heath and was unaware of it happening until after the works were finished.
Planning Consent yes. Building Reg Approval yes.