We are getting the release of further monies on our home loan from Skipton as we want to carry out a loft conversion to our property in Tufnell Park. Are we obliged to select a nearby Tufnell Park solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
I am expecting a OIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Tufnell Park solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Tufnell Park solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
The mortgage over my property is with HSBC for my property in Tufnell Park. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
HSBC must be informed of your intention before letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel firm.
I am selling our home in Tufnell Park and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing firm rather than a conveyancing solicitor in Tufnell Park. Having lived in Tufnell Park for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am purchasing my first flat in Tufnell Park with a loan from Aldermore. The builders would not reduce the price so I negotiated £7000 of extras instead. The property agent told me not to tell my solicitor about the side-deal as it will impact my mortgage with the bank. Should I keep quiet?.
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.
Do I need to be concerned by estate agents that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a High Street Tufnell Park conveyancing practice?
As with many service providers, often input from family and friends can be very helpful. Nevertheless there are many people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may recommend lawyers to instruct. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the discretion to choose your preferred lawyer. However, bear in mind that many mortgage providers specify a panel list of lawyers you are obliged to use for the mortgage aspect of your conveyancing.
Looking forward to exchange soon on a studio apartment in Tufnell Park. Conveyancing lawyers have said that they will have a report out to me tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Tufnell Park should include some of the following:
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specifics of the parties to the lease, for instance these could be the (you), head lessor, freeholder Who has the liability to repair and maintain the building. It is essential for you to know which party is duty bound to repair and maintenance of every part of the building Whether your lease provides for a sinking fund? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? What options are available to the landlord where you are in breach of your lease terms?
We have reached the end of our tether in seeking a lease extension in Tufnell Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We can put you in touch with a Tufnell Park conveyancing firm who can help.
An example of a Lease Extension case for a Tufnell Park premises is Flat 2 27 Mackeson Road in December 2012. The Tribunal assessed the value of the lease extension premium at £35,435 and rounded the figure to £35,500 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 64.77 years.
How much experience do your Tufnell Park conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Tufnell Park conveyancing lawyers help thousands of people move home every year and assisted plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Tufnell Park conveyancers have worked on recent similar matters.