When researching moneysavingexpert.com for a high-quality solicitor in Bush Hill Park, many post that I should instruct a CQS accredited lawyer. Can you explain what CQS is?
Bush Hill Park Conveyancing Quality Scheme solicitors have obtained certification under the Law Society's Scheme (CQS) CQS was brought about to establish evidence of quality standards in the home legal process. CQS enables home movers to identify solicitor firms who provide a quality residential conveyancing. Bush Hill Park is one of the many areas in England and Wales in which CQS have offices. The conveyancing scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
When it comes to mortgage companies such as Coventry BS, do Bush Hill Park conveyancers incur a fee to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
It is not clear whether my bank requires a lease extension. I have called into my local Bush Hill Park building society branch on various occasions and was told it wasn't a problem and they would lend. My Bush Hill Park conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.
The lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
HSBC have agreed my mortgage in principle, my offer on a property in Bush Hill Park has been agreed to, now what?
The property agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Telephone HSBC or the financial adviser and finish off any appropriate paperwork. HSBC will sellect a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. HSBC will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bush Hill Park.
My wife and I are downsizing from our home in Bush Hill Park and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Bush Hill Park. Having lived in Bush Hill Park for 4 years we know of no issue. Should we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You need to enquire of 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)
Just had an offer accepted on a new build flat in Bush Hill Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bush Hill Park
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan.
I today plan to offer on a house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Bush Hill Park. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Bush Hill Park ?
The majority of houses in Bush Hill Park are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Bush Hill Park so you should seriously consider looking for a Bush Hill Park conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer will appraise you on the various issues.
I am the registered owner of a first floor flat in Bush Hill Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to arrive at the premium.
An example of a Lease Extension matter before the tribunal for a Bush Hill Park premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case was in relation to 1 flat. The remaining number of years on the lease was 81.79 years.