I am the only beneficiary of my late father’s will with all property in now in my sole name, including the house in Hedge End. The Hedge End property was put into my name in January. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as if I'd bought the property in January. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some mortgage companies would take a pragmatic view as this obligation principally exists to pick up on subsales or the flipping of properties.
Is it correct that all Hedge End CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. 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 join their approved list of firms.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being difficult. The Hedge End solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I completed on my flat on 5 February and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Hedge End advises it will be recorded in less than a month. Are transfers in Hedge End uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Hedge End registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. Currently roughly 80% of such applications are completed in less than three weeks but occasionally there can be longer delays. Historically registration occurs once the purchaser has moved in to the premises thus an expedited registration is not always an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.
We're new to the buying process - agreed a price, but the selling agent informed us that the owners will only go ahead if we appoint the agent's chosen lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Hedge End
It is highly unlikely the owners are behind this. Should the owner desire ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Hedge End conveyancing lawyers - as opposed tothe ones that will give their negotiator at the agency a introducer fee or achieve conveyancing figures set by head office.
Helen (my wife) and I may need to rent out our Hedge End basement flat temporarily due to a career opportunity. We used a Hedge End conveyancing firm in 2002 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease dictates relations between the landlord and you the flat owner; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Hedge End do not contain subletting altogether – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
Hedge End Leasehold Conveyancing - Examples of Queries before Purchasing
This information is useful as a) areas may cause problems for the building as the communal areas may start to deteriorate where maintenance remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to know about it The majority of Hedge End leasehold flats will be liable to pay a service charge for maintenance of the block invoiced on behalf of the freeholder. If you acquire the apartment you will have to pay this charge, normally quarterly accross the year. This can vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a rentcharge to be met annual, normally this is not a exorbitant sum, say about £50-£100 but you should to enquire as occasionally it could be surprisingly expensive. In the main the outlay for major works are not included within service charges, although there some managing agents in Hedge End ask leasehold owners to contribute towards a sinking fund created for the specific intention of building a fund for major repairs or maintenance.
I am purchasing a garden apartment in Hedge End. Conveyancing lawyer has been awaiting, from the vendor, building insurance paperwork. I was told today I was advised that the seller must send the insurance schedule for the flat above also. Why would my lawyer need to see the insurance for the flat above? Is it really required? We have been stalled for the previous 4 weeks…
It is not unheard of in leasehold conveyancing in Hedge End to discover Conveyancing in Hedge End in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats as opposed to the landlord insuring the entire block - which is definitely better. Do clarify with your property lawyer but it would seem that your property lawyer is attempting to verify that the entire building is insured. Insuring a ground floor 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.