Some advice if I may. My Kennington lawyer is assuring me that he is legally obliged toapply for Kennington conveyancing searches becausethe firm are on the Lloydssolicitor panel. These Kennington searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Kennington conveyancing searches.
The deeds to my house can not be found. The solicitors who did the conveyancing in Kennington 10 years ago no longer exist. What are my options?
As long as you have a registered title the details of your proprietorship will be recorded by HMLR under a Title Number. It is easy to perform a search at the Land Registry, identify your house and secure up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I am purchasing my first flat in Kennington with the aid of help to buy. The developers refused to reduce the price so I negotiated 6k of additionals instead. The property agent told me not inform my solicitor about this side-deal as it may put at risk my loan with Coventry Building Society. Is this normal?.
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.
My brother has encouraged me to instruct his lawyers for conveyancing in Kennington. Should I find my own property lawyer?
Much as we are happy to recommend a Kennington conveyancing lawyer it’s preferable to select a conveyancing solicitor is to get recommendations from friends or relatives who have actually used the conveyancer that you are contemplating using.
Do you have any advice for leasehold conveyancing in Kennington from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Kennington can be reduced if you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information which will be required by the purchasers’ conveyancers. The majority of landlords or Management Companies in Kennington levy fees for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management pack sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Kennington. Some Kennington leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the lease term is under 80 years. In the circumstances it is important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
I am the proprietor of a second floor flat in Kennington. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
Where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to decide the premium.
An example of a Lease Extension matter before the tribunal for a Kennington property is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case affected 1 flat. The number of years remaining on the existing lease(s) was 74.77 years.