I am hoping to receive a mortgage offer from Halifax. My intention is to use a Licensed Conveyancer in Coombe Warren. Does the Halifax Conveyancing panel exclude conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I am buying a house and need a conveyancing solicitor in Coombe Warren who is on the Alliance & Leicester conveyancing. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as Coombe Warren. We dont recommend any particular firm.
Are there restrictive covenants that are commonly identified as part of conveyancing in Coombe Warren?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Coombe Warren. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Coombe Warren differ for new build properties?
Most buyers of new build or newly converted property in Coombe Warren approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Coombe Warren typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Coombe Warren or who has acted in the same development.
I am a negotiator for a long established estate agency in Coombe Warren where we have witnessed a few flat sales derailed due to short leases. I have been given inconsistent advice from local Coombe Warren conveyancing firms. Please can you confirm whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder 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.
I am the leaseholder of a garden flat in Coombe Warren. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
You certainly can. We are happy to put you in touch with a Coombe Warren conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Coombe Warren residence is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The unexpired term was 98 years.
My nephew is just in the process of moving house, the home loan was agreed last week in principle. After the offer was accepted on house we telephoned the building society to progress the mortgage application. We were very surprised to hear that mortgage companies do not accept all solicitor, they have to be on a list, is this legal?
Lenders normally restrict either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Coombe Warren solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.