My husband and I are nearing an exchange on a house in East Bedfont and my mum and dad have sent the ten percent deposit to my conveyancer. I am now told that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my bank. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your conveyancer is obliged to check with lender to ensure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
I purchased a freehold residence in East Bedfont but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in East Bedfont and has limited impact for conveyancing in East Bedfont but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
There are plenty of conveyancing solicitors in East Bedfont but how do I know who's good?
Do not opt for the cheapest East Bedfont conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I am selling my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The East Bedfont solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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 have instructed a East Bedfont conveyancing practitioner having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your East Bedfont postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in East Bedfont.
Due to the encouragement of my in-laws I had a survey completed on a property in East Bedfont in advance of retaining lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in East Bedfont. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in East Bedfont to see if the conveyancing costs will increase in light of this.
Should I use a East Bedfont conveyancing lawyer in close proximity to the house I am purchasing? An old friend can deal with the conveyancing however they are based a couple of hundredmiles away.
The primary upside of using a high street East Bedfont conveyancing practice is that you can drop in to sign documents, deliver your identification documents and pester them where appropriate. They will also have local insight which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that should trump using an unknown East Bedfont conveyancing solicitor just because they are local.
I have recently realised that I have Seventy years unexpired on my flat in East Bedfont. I am keen to extend my lease but my landlord is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the landlord. On the whole an enquiry agent should be helpful to carry out a search and prepare a report which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering East Bedfont.
I have given up trying to reach an agreement for a lease extension in East Bedfont. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a East Bedfont conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a East Bedfont property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The remaining number of years on the lease was 82.93 years.