It is a dozen years since I acquired my property in Hanwell. Conveyancing solicitors have recently been appointed on the sale but I can't track down my title deeds. Is this a problem?
You need not be too concerned. First there is a chance that the deeds will be with your lender or they may be in the possession of the lawyers who oversaw your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Hanwell involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
We just had an offer accepted to purchase with Coventry BS. I dropped in 3 or 4 local solicitors yet cant to find a Hanwell conveyancing firm on the Coventry BS approved list. Please you help?
You should make the most of the find a conveyancing panel solicitor tool on this web page. Pick the mortgage company and type Hanwell or your preferred area and you will see numerous solicitors located in Hanwell or by proximity to you.
I'm buying a new build house in Hanwell with a mortgage from Accord Mortgages Ltd. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not reveal to my lawyer about the side-deal as it will jeopardize my mortgage with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
My husband and I are new to the buying process - had an offer accepted, but the property agent advised that the owners will only go ahead if we instruct the agent's preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Hanwell
It is improbable the vendors are driving this. If they desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you are going to use your preferred Hanwell conveyancing solicitors - rather thanthose that will give the negotiator at the agency a referral fee or meet his conveyancing thresholds set by corporate headquarters.
I am looking at a couple of maisonettes in Hanwell both have in the region of fifty years left on the lease term. Will this present a problem?
There is no doubt about it. A leasehold apartment in Hanwell is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the property. The majority of buyers and banks, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Hanwell conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Hanwell. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Hanwell conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Hanwell flat is 6 Jessamine Road in August 2013. The Tribunals valuation (as annexed to the decision) calculated the amount payable as £18,355 for the freehold reversion This case related to 2 flats. The unexpired term was 72.39 years.