The Tottenham Hale conveyancing lawyers that I appointed last week on my house acquisition in Tottenham Hale have without warning closed. They were on acting for me because I needed a firm on the Principality conveyancing panel and my preferred Tottenham Hale lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
My uncle pointed out to me me that in buying a property in Tottenham Hale there may be a number of restrictions prohibiting external alterations to a property. Is this right?
There are anumerous of properties in Tottenham Hale which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Tottenham Hale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Tottenham Hale solicitor practices on the RBS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.
HSBC have agreed my home loan in principle, my offer on a flat in Tottenham Hale has been accepted, what are the next steps?
The estate agent will need to be advised as to your solicitor's details (ensure that the property lawyers are on the lender’s approved list). Call up HSBC or the financial adviser and finish off any relevant paperwork. HSBC will instruct a valuer who will get in touch with the selling agent or vendor to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. HSBC will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Tottenham Hale.
I need some fast conveyancing in Tottenham Hale as I am faced with pressure to complete in less than 3 weeks. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you have the choice not to have searches carried out although no conveyancer would recommend that you don't. With plenty of history conveyancing in Tottenham Hale the following are instances of what can show up and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I am buying a new build house in Tottenham Hale with a loan from Alliance & Leicester . The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my lawyer about the side-deal as it would put at risk my loan with Alliance & Leicester . Should I keep quiet?.
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.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one round the corner in Tottenham Hale I like with amenity areas and transport links nearby, however it only has 52 years unexpired on the lease. There is not much else in Tottenham Hale suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Back In 2009, I bought a leasehold flat in Tottenham Hale. Conveyancing and Yorkshire Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Tottenham Hale who acted for me is not around. Do I pay?
First make enquiries of HMLR to be sure that this person is in fact the new freeholder. There is no need to incur the fees of a Tottenham Hale conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a first floor flat in Tottenham Hale. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
Absolutely. We are happy to put you in touch with a Tottenham Hale conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Tottenham Hale property is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case was in relation to 2 flats. The unexpired term as at the valuation date was 74.13 years.