I am considering applying for a Virgin Money mortgage for purchase of a new build (under development) in Putney Vale with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?
In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Are there restrictive covenants that are commonly identified during conveyancing in Putney Vale?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Putney Vale. 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…’
Due to the input of my in-laws I had a survey completed on a house in Putney Vale ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend not grant a mortgage on such a premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Putney Vale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Putney Vale to see if the conveyancing will be more expensive.
I am looking into buying my first house which is in Putney Vale and I am already nervous. I couldn't find anything specific about Putney Vale. Conveyancing will be needed in due course but do you know about the Putney Vale area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Putney Vale. In the meantime here are some basic statistics that we found
Last May I purchased a leasehold house in Putney Vale. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Putney Vale conveyancing firm to act on my behalf?
Where there is a absentee landlord 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 judgment on the price payable.
An example of a Freehold Enfranchisement case for a Putney Vale property is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case affected 7 flats. The unexpired term as at the valuation date was 75.88 years.
A licensed conveyancer dealt with my conveyancing in Putney Vale half a dozen years ago and was holding my deeds but has now closed – What can I do to get hold of these?
Deeds, as such, no longer exist as the majority of properties in Putney Vale are archived electronically at Land Registry. If you need to prove evidence of proprietorship or are disposing of or re-mortgaging your property lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.