I am purchasing a new build house in Camberwell with the aid of help to buy. The sellers refused to reduce the price so I negotiated £7000 of extras instead. The sale representative advised me not inform my lawyer about the side-deal as it would adversely affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Camberwell is the location of the property. Can you offer any assistance?
Flying freeholds in Camberwell are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Camberwell you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Camberwell 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.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Camberwell and how can you help?
The particular law that you refer to gives protection to commercial leaseholders, giving them the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Camberwell
We're FTB’s - had an offer accepted, but the agent has warned us that the owners will only proceed if we use the agent's recommended lawyers as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Camberwell
We suspect that the seller is not behind this demand. Should the owner desire ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Camberwell conveyancing solicitors - as opposed tothe ones that will earn the negotiator at the agency a referral fee or hit his conveyancing targets demanded by head office.
Can you offer any advice when it comes to appointing a Camberwell conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Camberwell conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Camberwell conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
What volume of lease extensions has the firm carried out in Camberwell in the last year? Can they put you in touch with clients in Camberwell who can give a testimonial?
I own a ground flat in Camberwell. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to calculate the amount due.
An example of a Freehold Enfranchisement decision for a Camberwell flat is 28 Valmar Road in June 2013. this was a case with an absentee freeholder. As a result the leaseholders applied to the Lambeth County Court for an order dispensing with the giving of a notice of claim. On 25 April 2013 District Judge Zimmels made a vesting order and directed that the matter should be transferred to this tribunal to determine the premium. The tribunal concluded on a figure of £1,125 This case related to 3 flats. The remaining number of years on the lease was 968 years.