Me and my partner are due to exchange buying a house in Strawberry Hill but as a result of wreckage from the recent storms I have was able negotiate reparation from the seller in the sum of £3k in the form of a deduction in the price. This was going to be dealt with as part of a side agreement yet Barclays are not allowing this. Should they have been notified?
Your solicitor that is on the Barclays approved list is required to inform Barclays of any variations to the purchase price. If you prohibit your conveyancer to report the price change to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new lawyer for your conveyancing in Strawberry Hill.
Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a two bedroom flat in Strawberry Hill. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Strawberry Hill?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you will be invited to collect the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
I have paid off my mortgage with Santander. I assume I don't need a Strawberry Hill property lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being pedantic. The Strawberry Hill solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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 opted to have a survey completed on a property in Strawberry Hill ahead of instructing solicitors. I have been informed that there is a flying freehold element to the house. My surveyor has said that some mortgage companies tend refuse to issue a loan on such a property.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Strawberry Hill. Conveyancing will be smoother if you use a solicitor in Strawberry Hill especially if they are accustomed to such properties in Strawberry Hill.
Is it simple use the search tool to choose a conveyancing practitioner in Strawberry Hill on the authorised to act for my lender?
Step one is to pick a bank such as Nationwide Building Society, Skipton Building Society or Clydesdale then specify your preferred area for instance Strawberry Hill. Conveyancing practices in Strawberry Hill and across England and Wales will then be listed.
I am attracted to a two maisonettes in Strawberry Hill which have about fifty years left on the lease term. Should I regard a short lease as a deal breaker?
A lease is a right to use the property for a prescribed time frame. As the lease shortens the marketability of the lease decreases and it becomes more expensive to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease as mortgage companies may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional help from a conveyancer and surveyor with experience in this area.
I have had difficulty in trying to purchase the freehold in Strawberry Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the price.
An example of a Lease Extension decision for a Strawberry Hill flat is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case affected 1 flat. The unexpired residue of the current lease was 60.45 years.
Do I need to have a meeting at the offices of the lender conveyancing panel solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Strawberry Hill so that I can attend their offices when needed.
Most conveyancing panel lawyers for the bank undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Strawberry Hill. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.