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  1. I’m in need of some advice. I just bought a mid terrace house with shared access with next door through the passageway in the middle of both properties. The neighbours have recently moved in as well and are saying the back garden fence is not down the middle of where the shared access ends and so is in need of moving. I can see that it is a little strange that there isn’t 2 gates to enter our respective gardens but they now have to enter my garden before going down the passageway. However the previous owners I think came to an agreement as both made changes on their pro
  2. Good evening, all. My thanks in advance to anyone who can provide any guidance on the below. I own a new build property, which is subject to latent defects cover. I purchased this property in 2016 and opened claims under the late defects insurance policy with my adjoining nextdoor neighbor in 2017. These claims have been kicked around by the insurer for several years now but have been accepted and will be actioned in the next year or so. The works relate to structural defects. In short: the property will need to have its ground foundation strengthened. The open insurance claim w
  3. Hi, I've got a few Victorian Properties, one has an EPC rating of C but the others are D rated. I've spoken to companies about doing the EPC suggested work, but the message that keeps coming back is that many of the modifications suggested on the EPC would be a bad idea. Apparently the modern improvements just don't work with the Victorian engineering. I'm a bit worried about finding in a few years time that I'm unable to meet the legal requirements for rentals and pretty much powerless to do anything about it. Does anyone have any thoughts on this? I've made improvements like replacing w
  4. Anyone got any experience of setting up a declaration of trust, or currently have this set up..with an understanding of how this effects your borrowing abilities? want to set up declaration of trust in favour of my wife 99vs1%. Can we still have joint mortgage or not? Thanks
  5. Hi all, A big topic for you today - if dangerous cladding is found on a block of apartments, who pays to fix it? One of the properties I own is a flat in a block with 100+ leaseholders. I can't divulge too much information because it is an ongoing legal case, however we are currently pursuing several avenues of legal proceedings in order to determine whose responsibility it is to pay for the potential 7 figure cost of replacing all of the cladding on the building. Will it be the leaseholders, who are supposed to be responsible for maintenance and repair of
  6. Hello I would like to change the name on my property deeds from my individual name to my new company name (SVP.) I have spoken to my accountant about the tax related concerns which he is arranging (re capital gains etc.) The next step is to transfer the name of the deeds. I do not have a mortgage on the property. Can anyone recommend a lawyer who can do this for a reasonable fee ? Thanks
  7. Hi, Just a quick query and hopefully someone can help. I currently have a dispute with a developer in which they are claiming the boundaries are in the incorrect location. Looking at my title deed plan the redline boundary relates to physical features on the ground and therefore looks to be correct. The developer is now producing the TP1 plan which does not line through with the title deed plan (i.e Fencelines, House Location, Garage Sizeare different sizes and positions) But they are claiming that the measurements from the TP1 conveyancing plan (which the original does not have any di
  8. Hello, I am currently in the process of purchasing my first buy-to-let under a limited company and Paragon (the mortgage provider that I am using) have requested that I have a "Certificate of Confirmation of Advice" provided by an independent solicitor which will end up costing £600 in legal fees (two hours work). I have brought this unexpected cost up with my mortgage broker and he assures me that this is a standard procedure for every mortgage under a private limited company and will have to be done whenever I move lender or for any future purchases, although I have personally never heard o
  9. Good afternoon, We find ourselves in quite a bizarre situation and would really appreciate any advice that might be out there. - Today we placed bids on an online auction for a BTL property. We won the auction with a bid of £127,000. Once bidding went over £125,000 we received an email and on-screen prompt to confirm that our bid met the reserve price and the property would be sold to the highest bidder. - At the end of the auction we received an email to confirm that we were the highest bidders and that we had 'won'. - The email states that they would try to take our £5
  10. Hi All, I am looking to purchase my first property as a BTL through an SPV. Do I retain my first time buyer rights as an individual? I've had conflicting advice/opinion from my mortgage broker and legal professionals. I know that within an SPV you have no choice but to pay the higher rate stamp duty, so does this have any baring?
  11. Hi all! I am currently purchasing two flats, both freehold (one ground floor and one first floor flat). This purchase will mean I will own the whole building (there are only two flats in this house that has been converted around 10/15 years ago). I've been going through the dilemma of purchasing through an LTD or not and finally concluded that LTD was the way to go; however because I am a first time landlord and the two flats are freehold I (my broker) has struggled to find competitive interest only mortgages and consequently wipe out the benefits entirely (and some) of going the L
  12. Hi all, My stepbrother and I currently jointly own one buy to let property which is slowly (!) building up funds for the next deposit. We are looking at finance for our next property and there's a possibility of an investment from a family member. (They would get a percentage back on their investment each year and at the end of the 5 year fix we would buy them out, returning their original investment). We have looked at setting up the investment as a charge on the property so as to protect the investors money but lenders aren't prepared to lend on this basis. The alternative i
  13. Hi, Does any one have any recommendations for a solicitor to work on a ltd company buy-to-let purchase in Liverpool? Any help or advice would be much appreciated, this is my first one! Thanks, Kate
  14. Hi, I bought a BTL property last year via an SPV and paid £500 + VAT for independent legal advice for the personal guarantee. I'm now on BTL no.2 and would absolutely love to avoid being robbed at daylight this time round! Can anyone suggest and London based solicitors (or national ones offering the service via Skype) that can give advice at a reasonable price? Thanks
  15. Hi all, There are 2 vacant houses, side by side, round the corner from where I'm living. I spoke to the next door neighbour, who told me the place had been empty for 30 years!! The front garden is totally overgrown and forest-like, being an eyesore around neighbouring houses which are lovely. Apparently there have been various people that have tried to buy them over the years and failed. I spoke to the Council today who told me they have tried to sue and serve notices to the owner and also try and buy them - but the owner is in his 90's and doesn't seem in the least interested in th
  16. Hi there, My wife and are leaseholders on a property in London. We've been in negotiations to buy the freehold, as we're entitled to do, the negotiations have been going on for a while as the freeholder was difficult to get hold of and disengaged. They are now no longer engaging with us at all or responding to any our communications. This is now also hindering us doing some much needed roof repairs on the property. Can anyone recommend any good property lawyers that deal with freehold enfranchisement and property management disputes? Thanks in advance VHB
  17. Hi Hubbers, Has anyone else come across this ground rents over £250pa AST issue? I have had several city centre apartment investments in Birmingham rejected by our solicitors recently because the ground rents were either above £250, or there were provisions in the leases meaning future increases (often doubling or RPI linked) could potentially lead to them rising over £250. The explanation is: "Leases which have ground rent above £1000 in London or £250 outside of London are currently classed as an “assured tenancy” under the Housing Act 1988. This means that the Landlord c
  18. HI there, I would like to come in contact with a reliable, efficient and trustworthy solicitor. Can you please share recommendations based on past and happy service(s) received. Thanks in advance
  19. Hi, I have received a letter regarding the ground rent on one of the flats I own.. essentially there was a 10 year doubling of the ground rent and the leaseholder is offering a "Deed of variation" to change this to be RPI linked. I'm looking for a solicitor or can look over the fine print and handle this issue on my behalf - does anyone have any recommendations?
  20. Hi All, Looking for some help on the freehold enfranchisement process specifically related to the management set up. Shortly a building with 4 flats (converted) will be taking the freehold enfranchisement route. All 4 landlords are happy to be involved. Nice and easy so far. As part of this we will need to set up a Ltd company to own the freehold and manage the building. This is where I have some questions. 1. The company will have 4 directors - does this in anyway link these people together outside of the company. 2. I understand after year 1
  21. Hi all, I own a flat in a converted house, with a share of freehold (I, along with the other flat owners, are equal shareholders in the management company which owns the freehold). All the owners have agreed that as our leases only have 55ish years remaining we should extend them, and this has been agreed and a solicitor engaged to handle this. I recently received my new counterpart lease, and am a little surprised at its format, so am interested to know from more experienced folk if this is OK and normal. The new counterpart lease is a very bare-bones document compared
  22. I’ve been doing some digging into the changes that are being made to the HMO licensing regulations and this is going to affect a lot of people. Essentially, from the 1st October, if you have 5+ people in your property from 2 or more households, you willl need an HMO license, regardless of the number of floors (previously it needed to have 3 floors to qualify). So anyone with a 3-4 bed house that has been converted into 5 rooms will be affected, and so will anyone who has tenants sharing a double room with their partner (example: if you have a 4 bed and the partner of one tenant mov
  23. Morning all, I was wondering if there are any legal complications of a tenant refusing to allow repair works to be done such as re-plastering due to damp (not condensation) from faulty concrete gutters. I have found myself in this situation where my bedroom wall paper has peeled off and the plaster cracked due to damp, which was not helped by the windows being jammed shut. Black mould formed and my landlord refused to do anything about it for 6 months which ran through the cold winter period. They have eventually said they would repair the gutters (I think they just cleared some le
  24. Hi All, Just a quick query I hope you can help me with. I am considering moving all renewing ASTs to the electronic platform (Hello sign) recommended in the free course. Having always been old school and completed this by hand/post with witness signatures I am unsure of the legalities of my potential move. Are electronic ASTs legally binding, what would happen if they disputed it and what is your view on the need for witnesses...are they required? Any help would be great!
  25. Hello, This is my first posting so be gentle! I have recently purchased a 2 bed back-to-back terraced property in cash, (in Leeds), using the buy, refurbish and refinance model. When I did the legal work for the purchase I got searches and a survey done through my solicitor so I could be 100% confident that I would have no issues re-financing and getting my money back out. I then had to use a different solicitor as my solicitor was not on the Paragon panel, my new solicitor has advised me "There will be no searches that I can rely on from a third party" and
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