Me and my fiancee are acquiring our first home. Our property lawyer has messagedto enquire if we want to purchase supplemental conveyancing searches. As novices we are clueless as to what's appropriate for conveyancing in St Paul's Cray
The range of St Paul's Cray conveyancing searches should be triggered based entirely on the property, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your general attitude to risk. What matters is that you properly appreciate what information each search could provide. Then you can make a decision if you consider that you need that search. Should you be in doubt, ask the property lawyer to explain.
Does a directory service exist listing Coventry BS panel solicitors in St Paul's Cray on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings viewable on the web. If you are in need of a St Paul's Cray conveyancing practitioner on the Coventry BS please use our facility.
The formalities of my purchase has taken place for my property in St Paul's Cray. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have finally had an offer on a flat in St Paul's Cray agreed to, but there is a chain. The sellers have put an offer on somewhere, however it’s not yet agreed to, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in St Paul's Cray. What should be my next step? When should I get the mortgage application with Nationwide going?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then valuation, St Paul's Cray conveyancing search fees, etc). The first course of action is to ensure that your property lawyer is on the Nationwide approved list. Regarding the next stages this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a buoyant market many home buyers would apply for a home loan with Nationwide and arrange for the valuation and only if it was satisfactory would they request their solicitor to press on with searches.
I am looking for a leasehold apartment up to £195,000 and identified one close by in St Paul's Cray I like with open areas and railway links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in St Paul's Cray in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Am I better off to use a St Paul's Cray conveyancing practitioner who is local to the property I am buying? We have a good friend who can execute the conveyancing but they are based a couple of hundredmiles away.
The benefit of a local St Paul's Cray conveyancing practice is that you can drop in to execute documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and in the main were impressed that must outweigh using an unknown St Paul's Cray conveyancing lawyer solely due to them being St Paul's Cray based.
I have just started marketing my basement apartment in St Paul's Cray. Conveyancing lawyers have not yet been instructed, however I have recently received a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the service charge as usual given that all rents and maintenance invoices should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Notwithstanding our best efforts, we have been unsuccessful in negotiating a lease extension in St Paul's Cray. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the price.
An example of a Lease Extension matter before the tribunal for a St Paul's Cray premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term as at the valuation date was 50.57 years.