Am I correct in assuming that the fact that my conveyancer in Belmont is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Belmont conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Should our lawyer be making enquiries about flooding during the conveyancing in Belmont.
Flooding is a growing risk for solicitors dealing with homes in Belmont. Plenty of people will purchase a house in Belmont, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of searches that can be initiated by the purchaser or by their conveyancers which will figure out the risks in Belmont. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the seller to discover if the property has ever been flooded. In the event that the property has been flooded in past and is not revealed by the owner, then a buyer may commence a compensation claim as a result of such an inaccurate response. The purchaser’s lawyers may also conduct an environmental search. This should indicate if there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Belmont is the location of the property. Can you shed any light on this issue?
Flying freeholds in Belmont are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Belmont you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Belmont may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am looking into buying my first house which is in Belmont and I am already nervous. I couldn't find anything specific about Belmont. Conveyancing will be needed in due course but do you know about the Belmont area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Belmont. In the meantime here are some basic statistics that we found
I only have Sixty One years left on my lease in Belmont. I now wish to extend my lease but my landlord is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to locate the landlord. On the whole a specialist may be useful to try and locate and prepare an expert document which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Belmont.
Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Belmont. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension matter before the tribunal for a Belmont flat is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case was in relation to 1 flat. The remaining number of years on the lease was 60.43 years.