I am buying a property in East Molesey. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with HSBC your lawyer must comply with the formal requirements set out in Part two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to East Molesey.
After months of negotiation I have agreed a price on a house in East Molesey. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £150. Not long after, the solicitor contacted me to say that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Nottingham have agreed my home loan in principle, my bid on a flat in East Molesey has been agreed to, now what?
The estate agent will need to know who your solicitors are (make sure the conveyancers are on the bank’s approved list). Call up Nottingham or the broker and finalise any outstanding paperwork. Nottingham will appoint a valuer who will get in contact with the selling agent or owners to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Nottingham will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in East Molesey.
I understand that there are debates on Chancel Insurance on online forums. Do I need this when acquiring a house in East Molesey? or I am told that there is a law dating back centuries that means some house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this suitable for conveyancing in East Molesey?
Unless a previous acquisition of the premises took place after 12 October 2013 you can expect solicitors handling conveyancing in East Molesey to remain encouraging a chancel search and or insurance against a claim.
It has been five months following my purchase conveyancing in East Molesey completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Given that I will soon spend 450k on a terraced house in East Molesey I would like to have a conversation with the solicitor regarding thehome move in advance of appointing the firm. Can this be arranged?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your property ownership legalities in East Molesey.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in East Molesey should be the figure that you are charged.
I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in East Molesey. Conveyancing lawyers have not yet been instructed. Will they explain the issues?
The majority of houses in East Molesey are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in East Molesey in which case you should be looking for a East Molesey conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your conveyancer will appraise you on the various issues.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a East Molesey conveyancing firm to act on my behalf?
Where there is a absentee freeholder or where 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 amount due.
An example of a Lease Extension decision for a East Molesey residence 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 was in relation to 1 flat.