We opted for a high street lawyer for my conveyancing in Swiss Cottage today. Reviewing the fine print I seewe are liable for charges even if the dealfalls through. Should I go with them or choose an on-line conveyancing brokerage advertising no move no charge conveyancing in Swiss Cottage?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be more expensive to cover the transactions that abort. You should be mindful that these promotions rarely protect you from disbursements such your Swiss Cottage conveyancing search charges.
My wife and I are due to complete on the purchase of a property in Swiss Cottage but as a consequence of damage from the recent storms I have was able negotiate reparation from the owner in the sum of £2k taking the form of a deduction in the price. This was going to be addressed as part of amending the contract but Coventry BS are not allowing this. Why were they involved?
The property lawyer being on a Coventry BS approved list is obliged to inform Coventry BS of any changes to the sale price. If you were to refuse your solicitor to disclose the reduction to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new lawyer for your conveyancing in Swiss Cottage.
Completion of my purchase has taken place for my property in Swiss Cottage. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Swiss Cottage bank branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Swiss Cottage conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The property lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Planning on purchasing a house in Swiss Cottage. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Swiss Cottage conveyancer is on the Yorkshire BS conveyancing panel.
What does a local search tell me regarding the property I am buying in Swiss Cottage?
Swiss Cottage conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search plays an important part in most Swiss Cottage conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
About to purchase a new build apartment in Swiss Cottage. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Swiss Cottage
-
Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Swiss Cottage I like with a park and railway links in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Swiss Cottage for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan that many years will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.