My husband and I are buying a brand new flat in Hampton Wick and my conveyancer is advising me that she has to the mortgage company to disclose incentives from the developer. I am on a tight deadline to sign contracts and my preference is not to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are buying a flat and need a conveyancing solicitor in Hampton Wick who is on the Virgin Money approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Hampton Wick.
Is there a list of Leeds Building Society panel conveyancers in Hampton Wick on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings available online. If you are in need of a Hampton Wick property lawyer on the Leeds Building Society please make the most of our tool.
I have paid off my mortgage with Lloyds. I assume I don't need a Hampton Wick property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Our offer on a semi in Hampton Wick has been agreed to, the sellers do however have a connected purchase. The sellers have offered on on an apartment, but it’s not yet agreed to, and have viewings of other properties booked. I have selected a bricks and mortar conveyancing solicitor in Hampton Wick. What do I do now? At what stage should I apply for the mortgage with Nationwide?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then valuation, Hampton Wick conveyancing search charges, etc). First, you should check that your property lawyer is on the Nationwide approved list. Concerning the subsequent phase this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. During a hot market some purchasers will apply for a home loan with Nationwide and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with searches.
I am intent on selling our home in Hampton Wick and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the purchasers used a national conveyancing outfit rather than a conveyancing solicitor in Hampton Wick. We have lived in Hampton Wick for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should 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 illness)
I only have Seventy years remaining on my lease in Hampton Wick. I need to extend my lease but my landlord is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the landlord. On the whole an enquiry agent should be useful to try and locate and prepare a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the application to the County Court covering Hampton Wick.
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Hampton Wick. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a Hampton Wick conveyancing firm who can help.
An example of a Lease Extension decision for a Hampton Wick property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.