I am buying a detached bungalow in Totteridge. The intention is to carry out a loft conversion at the house.Will the conveyancing process include investigations to determine if these works were previously refused?
Your solicitor should check the registered title as conveyancing in Totteridge will on occasion reveal restrictions in the title documents which prevent certain works or necessitated the consent of a 3rd party. Many additions need local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
Are all Totteridge Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
A selection of banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership 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 solicitor practices wishing to join their approved list of conveyancing solicitors.
I recently had an offer agreed on a house in Totteridge. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
It has been 4 months since my purchase conveyancing in Totteridge completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Totteridge with a mortgage from Bank of Ireland. The developers would not budge the price so I negotiated £7000 of additionals instead. The estate agent advised me not to tell my solicitor about this extras as it would jeopardize my loan with Bank of Ireland. 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.
I am looking for a leasehold apartment up to £235,500 and found one close by in Totteridge I like with open areas and transport links nearby, however it only has 51 years unexpired on the lease. There is not much else in Totteridge for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
My father has recommend that I appoint his lawyers for conveyancing in Totteridge. Do I take his guidance?
There are no two ways about it the best way to find a conveyancing lawyer is to get referrals from friends or family who have previously instructed the conveyancer you're contemplating using.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Totteridge conveyancing firm to represent me?
Most definitely. We can put you in touch with a Totteridge conveyancing firm who can help.
An example of a Lease Extension case for a Totteridge property is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case affected 1 flat. The unexpired term as at the valuation date was 76 years.
Are there frequently found defects that you witness in leases for Totteridge properties?
There is nothing unique about leasehold conveyancing in Totteridge. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:
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Repairing obligations to or maintain elements of the building Clauses dealing with recovering service charges for expenditure on the building or common parts.
You may encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, The Royal Bank of Scotland, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to pull out.