I have just been advised by my lender that my Aldwych the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be sure that this is correct?
The first thing you need to do is to contact your Aldwych lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may be able to suggest a Aldwych conveyancing firm that is on the approved list of lawyers for your mortgage company.
Is it the case that all Aldwych CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved practices?
Some major banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
Is it the case that all Aldwych solicitor firms on the HSBC conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
At last I have had an offer on a maisonette in Aldwych agreed to, but there is a chain. The owners have placed an offer on a flat, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in Aldwych. What should be my next step? When do I get the mortgage application with Kent Reliance going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, Aldwych conveyancing search charges, etc). First, you should ensure that your solicitor is on the Kent Reliance approved list. Regarding the next stages this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. In a hot market many purchasers would apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their property lawyer to press on with the conveyancing in Aldwych.
A colleague advised me that if I am purchasing in Aldwych I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Aldwych conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Aldwych around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Aldwych Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Aldwych Education with plans and statistics, Local Amenities and other useful information regarding Aldwych.
I decided to have a survey done on a property in Aldwych ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies will refuse to give a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Aldwych. Conveyancing will be smoother if you use a solicitor in Aldwych especially if they regularly deal with such properties in Aldwych.
There are only Fifty years left on my flat in Aldwych. I need to extend my lease but my freeholder is can not be found. What are my options?
If you meet the appropriate requirements, 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 enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you have used your best endeavours to find the lessor. For most situations an enquiry agent should be helpful to conduct investigations and prepare a report to be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Aldwych.
I own a ground-floor 1950’s flat in Aldwych. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
in cases 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 make a decision on the premium.
An example of a Freehold Enfranchisement case for a Aldwych property is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case related to 1 flat. The unexpired lease term was 73.26 years.
Do online conveyancing companies cover everything a local Aldwych solicitor does or must I employ a solicitor for the final stages for my conveyancing in Aldwych?
If you choose an online conveyancer they should undertake all the things your Aldwych solicitor would cover.