I am considering remortgaging my house in Hook, does my lawyer have to be on the Santander Conveyancing panel?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I just bought a flat at auction in Hook. Conveyancing is needed. What happens now?
Given that you have now for all intents and purposes signed on the dotted line you now have to find a conveyancing solicitor soon as you now have a tight a fixed date to complete the conveyancing. All auction property will ordinarily have a corresponding auction set of papers. This will likely include evidence of title and search results. In the case of leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to hand this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are organised to complete the transaction on the set completion date.
Can you point me to a directory of Kent Reliance panel solicitors in Hook on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings available on the web. If you are in need of a Hook conveyancing practitioner on the Kent Reliance please use our facility.
I am selling my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being difficult. The Hook solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I purchased my home on 11 September and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Hook advises it would be dealt with in less than a month. Are titles in Hook particularly slow to register?
As far as conveyancing in Hook registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd parties. At present in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration occurs after the new owner is living at the property so post completion formalities is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.
I have been on the look out for a flat up to £235,500 and found one round the corner in Hook I like with a park and transport links nearby, however it's only got 49 years on the lease. I can't really find anything else in Hook in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan that many years may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
My father-in-law has recommend that I appoint his conveyancers in Hook. Should I find my own solicitor?
No doubt the ideal way to choose a conveyancing practitioner is to seek feedback from friends or relatives who have actually experience in using the conveyancer you're considering.
I am on look out for some leasehold conveyancing in Hook. Before I set the wheels in motion I would like to find out the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Hook - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Hook conveyancing firm to assist?
You certainly can. We can put you in touch with a Hook conveyancing firm who can help.
An example of a Lease Extension case for a Hook residence is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.