I happen to be the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Berrylands. The Berrylands property was put into my name in November. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the house in November. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some banks would take a practical view as this provision chiefly exists to capture subsales or the wholesaling and assigning of properties.
Are all Berrylands Conveyancing Quality Solicitors on the Yorkshire BS conveyancing panel?
It is true that some lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We had instructed conveyancing lawyers with offices in Berrylands on the Virgin Money solicitor approved list. They have just billed me a separate sum for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer can charge a fee for this. This charge is not set by Virgin Money but by your Berrylands solicitor. Plenty of firms on the Virgin Money panel will levy an ‘acting for lender’ fee and others do not.
I require fast conveyancing in Berrylands as I am under a deadline to exchange contracts in less than one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not obtaining a home loan you are at free not to have searches carried out although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in Berrylands the following are examples of issues that can show up and adversely affect the marketability of the property: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Berrylands is where the house is located. Can you offer any opinion?
Flying freeholds in Berrylands are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Berrylands you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Berrylands may determine 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 in need of some leasehold conveyancing in Berrylands. Before diving in I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in Berrylands - then the leasehold title will always include the short particulars 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.
We have reached the end of our tether in trying to reach an agreement for a lease extension in Berrylands. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or where there is disagreement about what the lease extension should cost, 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.
An example of a Lease Extension case for a Berrylands property 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 related to 1 flat.
I am buying a ground floor flat in Berrylands. Conveyancing solicitor has been awaiting, from the vendor, building insurance schedule. I was told today I was informed that the seller must send the insurance paperwork for the flat above also. Why would my property lawyer want to check the insurance for the other flat? Is it really necessary? We have been in hold for the previous three weeks…
It is not unheard of in leasehold conveyancing in Berrylands to discover Conveyancing in Berrylands in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats as opposed to the freeholder insuring the whole building - which is clearly better. Do check with your conveyancing practitioner but it would appear that your conveyancer is attempting to verify that the entire building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the other flat cannot be reconstructed as a result of lack of insurance cover.