Can you explain why leasehold purchase conveyancing in Little Venice is more expensive?
Little Venice leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
A colleague informed me that in purchasing a property in Little Venice there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Little Venice which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Little Venice should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it correct that all Little Venice CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
It is true that some lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
My sealed bid on a property in Little Venice has been accepted, but there is a chain. The owners have placed an offer on somewhere, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a local conveyancing solicitor in Little Venice. What should be my next step? When should I get the mortgage application with Kent Reliance going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Little Venice conveyancing search costs, etc). The first course of action is to ensure that your conveyancer is on the Kent Reliance conveyancing panel. Regarding the subsequent phase this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. During a rising market many buyers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they ask their property lawyer to proceed with the conveyancing in Little Venice.
I am close to exchanging contracts on the sale of our house in Little Venice and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers used an online conveyancing practice as opposed to a conveyancing solicitor in Little Venice. We have lived in Little Venice for three years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am purchasing my first flat in Little Venice with the aid of help to buy. The developers would not budge the price so I negotiated 6k of additionals instead. The sale representative suggested that I not to tell my lawyer about this extras as it could jeopardize my loan with the lender. Should I keep quiet?.
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 mother completed her conveyancing in Little Venice in 2007. She has been married, divorced and has recently married again. She now wishes to dispose of the Little Venice property. I believe she will just be need to provide a copy of the marriage certificates to the conveyancing practitioner however she is anxious it could frustrate the sale of the house. Should she instruct a solicitor to update the Land Registry documents for the property?
You are not required to bring up to date the register on the basis that you have the proof needed to demonstrate how the name change has come about.
The buyer’s lawyer should examine the land registry entries and requisition evidence to establish the change of name for example marriage certificates.