Please help - my lawyer says that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Thornton Heath?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
Are all Thornton Heath Conveyancing Quality Solicitors on the Santander conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
My husband and I are in the throws of viewing houses in Thornton Heath and I am about to put in an offer. Is it sensible to have my conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Bank of Ireland.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Thornton Heath? or Apparently there is historic law that means some owners of property living in a parish church boundary may be liable to pay for maintenance to the chancel within the church. Is this suitable for conveyancing in Thornton Heath?
Unless a prior acquisition of the house completed post 12 October 2013 you could expect solicitors delivering conveyancing in Thornton Heath to remain recommending a chancel search and or chancel repair liability policy.
How does conveyancing in Thornton Heath differ for new build properties?
Most buyers of new build property in Thornton Heath approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Thornton Heath tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Thornton Heath or who has acted in the same development.
I am looking for a ground for flat up to £305k and identified one round the corner in Thornton Heath I like with open areas and station in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Thornton Heath suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage that many years may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I own a leasehold house in Thornton Heath. Conveyancing and Britannia mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Thornton Heath who previously acted has long since retired. Do I pay?
First contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Thornton Heath conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Thornton Heath conveyancing firm to represent me?
in cases where there is a missing landlord or if there is disagreement 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 payable.
An example of a Lease Extension case for a Thornton Heath residence is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case affected 1 flat. The unexpired residue of the current lease was 69.46 years.
Is it true that a Thornton Heath conveyancing firm has court proceedings brought against them by a client for failing to conduct the appropriate conveyancing searches?
We are not aware of such a Thornton Heath conveyancing claim but it has been reported that, a couple acquiring a house in Cumbria successfully sued their lawyer due to development plans to erect a wind farm not being picked up in conveyancing searches.
If you are buying in Thornton Heath It is essential that your conveyancing practitioner carry out all Thornton Heath conveyancing searches necessary to ensure you have relevant and current information before acquiring a home in Thornton Heath.