Do the Building Society Association intend to launch a searchable register to to identify law firms on the Darlington Building Society conveyancing panel for example in Shacklewell?
We have not been informed any plans on the part of the BSA to develop such a search facility.
My wife and I purchasing a detached bungalow in Shacklewell. The intention is to convert the garage to a playroom at the house.Will the conveyancing process include checks to determine if these works were previously refused?
Your conveyancer should check the registered title as conveyancing in Shacklewell can sometimes reveal restrictions in the title documents which prevent certain alterations or need the consent of a 3rd party. Some extensions need local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
Does a directory service exist listing Yorkshire BS panel conveyancers in Shacklewell on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings visible over the internet. Where you are seeking to appoint a Shacklewell property lawyer on the Yorkshire BS please use our facility.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Shacklewell solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Shacklewell postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Shacklewell.
It has been 4 months following my purchase conveyancing in Shacklewell took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying my first flat in Shacklewell with a loan from Nottingham Building Society. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not to tell my conveyancer about this side-deal as it would put at risk my loan with Nottingham Building Society. 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.
Is it possible to switch firm as I have to choose one who is on the HSBC Bank conveyancing panel. I hired a local conveyancing solicitor in Shacklewell five minutes from me but the firm is not approved by HSBC Bank
It would be our pleasure to assist you find a conveyancing solicitor in Shacklewell on the HSBC Bank panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Shacklewell. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Shacklewell.
I am attracted to a two maisonettes in Shacklewell both have about 50 years unexpired on the leases. Do I need to be concerned?
A lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease gets shorter the marketability of the lease reduces and it becomes more expensive to extend the lease. For this reason it is generally wise to extend the lease term. Sometimes it is difficult to sell a property with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease extension can be a protracted process. We recommend you get professional help from a conveyancer and surveyor with experience in this field.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Shacklewell conveyancing firm to help?
You certainly can. We are happy to put you in touch with a Shacklewell conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Shacklewell premises is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 80.5 years.