I am obtaining a offer of a home loan from Santander. I hope to retain the legal services of a Licensed Conveyancer in Selsdon. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Due to the input of my in-laws I had a survey completed on a property in Selsdon ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some banks may not give a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Selsdon. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I use a Selsdon conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can handle the legal work however his firm is located 400kilometers away.
The primary upside of using a high street Selsdon conveyancing practice is that you can visit the firm to execute documents, deliver your ID and apply pressure on them if necessary. Having local Selsdon know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and they were happy that should surpass using an unknown Selsdon conveyancing solicitor solely due to them being Selsdon based.
I am employed by a reputable estate agency in Selsdon where we have experienced a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Selsdon conveyancing solicitors. Could you shed some light as to whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Selsdon. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to assess the price payable.
An example of a Freehold Enfranchisement case for a Selsdon flat is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case related to 6 flats. The unexpired residue of the current lease was 78.32 years.
What can I do to establish who is the owner of a house in Selsdon?
Assuming that the premises is recorded at HM Land Registry, and you have enough information of the address of the premises, you should be able to view results from the the Land Registry of the recorded proprietor for a fee.