I am due to move house in May. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you recommend a removal company in Selhurst. Conveyancing solicitor was chosen before I stumbled across this site.
On the day of completion you will need to pick up the house keys from your property agent but this should only occur after the vendors conveyancers inform the agent that they have the completion monies and the keys can be handed over. You can advise the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in Selhurst or a legal practice with expertise in conveyancing in Selhurst.
I have a mortgage with Lloyds for my property in Selhurst. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Lloyds must be informed of your intention prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.
After much negotiation I have agreed a price on an apartment in Selhurst. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £150. Shortly after, the property lawyer contacted me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I'm buying a new build house in Selhurst with a loan from Aldermore. The builders would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not inform my solicitor about the extras as it may jeopardize my mortgage with the lender. 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.
I am looking for a leasehold apartment up to £195,000 and found one round the corner in Selhurst I like with amenity areas and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Selhurst suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan that many years will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
How do I locate a Selhurst solicitor on the Norwich and Peterborough Building Society conveyancing panel? I have a car and am willing to travel upto 20miles to meet the lawyer.
Feel free to make use of the tool on this page. Please pick a mortgage company and your location and you will see a number of Selhurst conveyancing lawyers locally. We have detailed some Selhurst conveyancing firms at the bottom of this page and you can telephone them to see whether they are on the Norwich and Peterborough Building Society approved list
My husband and I are 3 weeks into a leasehold purchase having been referred to solicitors by the local agent to handle our conveyancing in Selhurst. I am not happy. Can you you assist me in finding new lawyers?
A conveyancer would need to be very poor in order to consider changing them. Has your loan offer been sent? If so you need to inform them of the replacement solicitor and have the loan are re-sent. The solicitor ideally needs to be on the mortgage company approved list to avoid supplemental fees and frustration. That should be your starting point. The search tool will assist you in finding a lender approved lawyer for your home move in Selhurst
Having spent months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Selhurst. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a Selhurst conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Selhurst property is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case was in relation to 1 flat. The unexpired residue of the current lease was 26.38 years.
Are there common defects that you come across in leases for Selhurst properties?
Leasehold conveyancing in Selhurst is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:
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Service charge per centages that don't add up correctly leaving a shortfall A provision for the recovery of money spent for the benefit of another party.
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Virgin Money, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.