I am assisting my step-mother sell her flat in Monken Hadley. Does the conveyancing solicitor commission an energy assessment or it is for the seller to coordinate?

Following the demise of Home Packs, energy performance certificates was retained a compulsory element of selling a property. An energy assessment should be commissioned prior to the property being put on the market. This is not something that law firms normally arrange. If you are instructing a Monken Hadley conveyancing lawyer they might be willing to arrange energy performance certificates due to their contacts with long established local providers

Is there a list of Lloyds panel solicitors in Monken Hadley on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings viewable over the internet. Where you are seeking to appoint a Monken Hadley conveyancing practitioner on the Lloyds please use our tool.

The mortgage over my property is with Lloyds for my property in Monken Hadley. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?

You must advise Lloyds before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.

How does conveyancing in Monken Hadley differ for newly converted properties?

Most buyers of new build premises in Monken Hadley approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Monken Hadley usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Monken Hadley or who has acted in the same development.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Monken Hadley is where the house is located. What do you suggest?

Flying freeholds in Monken Hadley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Monken Hadley you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Monken Hadley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

How difficult is it to swap solicitor as I have to appoint one who is on the Platform Home Loans Ltd conveyancing panel. I hired a family conveyancing solicitor in Monken Hadley five minutes from me but he is not approved by Platform Home Loans Ltd

It would be our pleasure to assist you find a conveyancing solicitor in Monken Hadley on the Platform Home Loans Ltd panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Monken Hadley. Using the find a conveyancing solicitor tool on this site, you can scrutinise costs for conveyancing solicitors in Monken Hadley and beyond.

I am tempted by the attractive purchase price for a couple of apartments in Monken Hadley both have about fifty years unexpired on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Monken Hadley. The lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the marketability of the lease deteriorates and results in it becoming more expensive to extend the lease. For this reason it is advisable to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a solicitor and surveyor with experience in this field.

I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Monken Hadley conveyancing firm to help?

Absolutely. We can put you in touch with a Monken Hadley conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Monken Hadley premises is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case related to 1 flat. The unexpired term as at the valuation date was 76 years.