We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather use a high street conveyancing solicitor in Tulse Hill?
You should check but the chances are that appoint one of their panel solicitors should you take up the "fee-free" deal. Speak to the lender to explore if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Tulse Hill.
When it comes to mortgage companies such as Leeds Building Society, do Tulse Hill property lawyers incur a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Coventry BS. I assume I don't need a Tulse Hill conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
After months of negotiation I have agreed a price on an apartment in Tulse Hill. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. A few days later, the lawyer called me sheepishly admitting that they were not on the Aldermore 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 Aldermore 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.
I'm buying a new build house in Tulse Hill benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not to tell my solicitor about this extras as it may adversely affect my loan with the lender. 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.
I am four weeks into a freehold purchase having been referred to conveyancers by the selling agent to carry out the conveyancing in Tulse Hill. I am am extremely disappointed with the level of service. Could you you assist me in finding new lawyers?
A solicitor would have to be very poor to suggest replacing them. Has the mortgage offer been issued? If so you must make them aware of the new lawyer and get the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the lenders approved list to avoid escalating expenses and complications. So that should be your first question of the new solicitors. The search tool can assist you in finding a lender approved solicitor for your conveyancing in Tulse Hill
Can you provide any top tips for leasehold conveyancing in Tulse Hill with the purpose of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Tulse Hill can be bypassed if you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the buyers’ conveyancers. Many landlords or Management Companies in Tulse Hill charge for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for delay in leasehold conveyancing in Tulse Hill. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as over rather than unsettled. A minority of Tulse Hill leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.
My wife and I have hit a brick wall in trying to purchase the freehold in Tulse Hill. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Tulse Hill conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Tulse Hill flat is 8 Deerbrook Road in May 2010. the Tribunal held that the enfranchisement price, in accordance with section 32 and Schedule 6 of the Leasehold Reform, Housing and Urban Development Act 1993 was £22,820, payable by the Applicants. By an order of the Lambeth County Court dated 17 June 2009 the case had been transferred to the Leasehold Valuation Tribunal for its determination of the premium payable This case affected 3 flats.