I can't travel far from Childs Hill. Is there a reason why all Childs Hill conveyancers aren't included on all lender panels?
Before the recession most lenders demonstrated an attitude to risk which is different from today. The FSA in 2010 instigated a thematic review into property fraud which concluded: know the solicitors on your panel. Consequently, banks have since soughtmore information from law firms concerning their operations and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Thousands of firms have been removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of volume of transactions the lenders insisted on.
Do lenders provide you with an approved list of Childs Hill conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
Childs Hill conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
We were going to get a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Childs Hill solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Childs Hill solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have instructed a Childs Hill lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Childs Hill postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Childs Hill.
Barclays have agreed my home loan in principle, my offer on a flat in Childs Hill has been accepted, what are the next steps?
Your estate agent will wish to be advised as to your solicitor's details (be sure the conveyancing practitioners are on the bank’s approved list). Call up Barclays or your financial adviser and finish off any appropriate forms. Barclays will appoint a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Barclays will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Childs Hill.
Is it necessary to pay for insurance to address the risk of chancel repairs when purchasing a house in Childs Hill?
Unless a previous purchase of the house took place post 12 October 2013 you could assume that solicitors handling conveyancing in Childs Hill to continue to propose a a chancel search and or insurance against a claim.
I have been on the look out for a leasehold apartment up to £305k and found one round the corner in Childs Hill I like with open areas and railway links nearby, however it's only got 51 remaining years left on the lease. There is not much else in Childs Hill in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the shortness of the lease will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I’m about to sell my basement apartment in Childs Hill. Conveyancing solicitors are to be appointed soon, but I have recently had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you pay the service charge as usual as all ground rent and service charges will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Childs Hill conveyancing firm to act on my behalf?
You certainly can. We can put you in touch with a Childs Hill conveyancing firm who can help.
An example of a Lease Extension decision for a Childs Hill flat is Flat A 372 Cricklewood Lane in January 2013. The Tribunal decided that the premium for the extended lease should be £5,750.00 and that the terms of the new lease should be those set out in annex to the decsion This case affected 1 flat.