I am in the process of remortgaging my home in Swiss Cottage, does my lawyer have to be on the Nationwide Conveyancing panel?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I happen to be the only beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Swiss Cottage. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most lenders would take a sensible view as this provision chiefly exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.
I am buying a property in Swiss Cottage. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
Given that your lender is Coventry BS your lawyer must comply with the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease fails to meet these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Swiss Cottage.
Nationwide have agreed my home loan in principle, my bid on a flat in Swiss Cottage has been agreed to, now what?
The property agent will need to be advised as to your conveyancer's details (ensure that the conveyancing practitioners are on the bank’s approved list). Telephone Nationwide or the financial adviser and complete any outstanding paperwork. Nationwide will instruct a valuer who will get in contact with the estate agent or vendor to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Nationwide will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Swiss Cottage.
The deeds to our home are lost. The conveyancers who conducted the conveyancing in Swiss Cottage 4 years ago have long since closed. Will I be able to sell the house?
Assuming you have a registered title the information relating to your ownership will be retained by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, locate your house and get current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
I am purchasing my first flat in Swiss Cottage with a mortgage from Barclays Direct. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about the extras as it will jeopardize my loan with the bank. Is this normal?.
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 decided to have a survey carried out on a house in Swiss Cottage ahead of appointing solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will refuse to give a mortgage on this type of house.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Swiss Cottage. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Swiss Cottage to see if the conveyancing costs will increase in light of this.
How does the Landlord & Tenant Act 1954 affect my business premises in Swiss Cottage and how can you help?
The 1954 Act affords security of tenure to commercial lessees, giving them the a statutory right to make a request to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Swiss Cottage is one of the numerous areas of the UK in which our lawyers have offices