Me and my fiance are intending to acquire a 1 bedroom flat in Chorleywood with a mortgage. We like our Chorleywood lawyer, but the bank says he's not on their "panel". It appears that we have no choice but to instruct one of the bank panel solicitors or retain our Chorleywood conveyancer as well as pay for one of their panel ones to act for them. This seems very unfair; are we not able to demand that the bank use our Chorleywood lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Chorleywood conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing lawyers via your comparison service perform conveyancing in Chorleywood by way of an attended exchange?
There are a few conveyancing experts who can conduct personalised exchanges. You should contact us to receive a costs illustration and details as to dates.
I am planning to acquire a property and need a conveyancing solicitor in Chorleywood who is on the Santander approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Chorleywood. We dont recommend any particular firm.
My uncle has recommend that I instruct his lawyers for conveyancing in Chorleywood. Do I take his advice?
There are no two ways about it it’s preferable to find a conveyancing solicitor is to get feedback from friends or family who have experience in using the firm you're considering.
Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Chorleywood. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Chorleywood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Chorleywood property is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The remaining number of years on the lease was 71 years.
Are there common defects that you come across in leases for Chorleywood properties?
There is nothing unique about leasehold conveyancing in Chorleywood. Most leases are drafted differently and legal mistakes in the legal wording can result in certain sections are not included. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Bank of Scotland, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.
When it comes to my conveyancing in Chorleywood should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Chorleywood conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.