My husband and I have organised the release of further funds on our home loan from Skipton as we intend to carry out improvements to our house in Bayswater. Are we obliged to choose a bricks and mortar Bayswater solicitor on the Skipton conveyancing panel to handle the legals?
Skipton don't usually require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
I have paid off my mortgage with RBS. I assume I don't need a Bayswater conveyancer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Bayswater off the council. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Should our conveyancer be raising enquiries regarding flooding during the conveyancing in Bayswater.
Flooding is a growing risk for solicitors specialising in conveyancing in Bayswater. Plenty of people will acquire a property in Bayswater, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a various checks that may be carried out by the buyer or by their lawyers which will give them a better understanding of the risks in Bayswater. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to discover whether the premises has historically flooded. If the residence has been flooded in past and is not revealed by the seller, then a purchaser may issue a claim for damages as a result of such an misleading answer. The purchaser’s conveyancers may also commission an environmental report. This should indicate if there is any known flood risk. If so, additional investigations will need to be made.
Just bought a detached house in Bayswater , how long should it take for the Land Registry to record my ownership? My Bayswater conveyancing solicitor has been painfully slow, so I want to be certain that my name is registered.
There is nothing unique when it comes to conveyancing in Bayswater registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd parties. At present in the region of 80% of such applications are completed within 12 days but occasionally there can be extensive hold-ups. Registration is effected after the buyer has moved in to the property therefore post completion formalities is not always an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
In my capacity as executor for the estate of my father I am selling a house in Swansea but live in Bayswater. My conveyancer (who is 235 kilometers from merequires that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Bayswater to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Bayswater
I have recently realised that I have Seventy years remaining on my flat in Bayswater. I am keen to extend my lease but my freeholder is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have used your best endeavours to track down the landlord. In some cases a specialist should be useful to carry out a search and to produce a report to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Bayswater.
I own a two-bedroom flat in Bayswater. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
if there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension case for a Bayswater flat is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case affected 1 flat. The number of years remaining on the existing lease(s) was 37.79 years.