What does my ID and proof of funds have anything to do with my conveyancing in Colindale? Is this really necessary?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the ID of the potential client they are dealing with before they can accept their conveyancing retainer. The Terms and Conditions that you are required to sign will no doubt stipulate this. Your lender will also require certain documents to be checked. Where you refuse to provide ID verification documents, your solicitor can not take you on as a client.
I currently have a mortgage with Lloyds for my property in Colindale. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Colindale building society branch on numerous occasions and was informed it wasn't an issue and they would lend. My Colindale conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
The conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being pedantic. The Colindale solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should our conveyancer be raising enquiries about flooding as part of the conveyancing in Colindale.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Colindale. Some people will buy a property in Colindale, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that may be initiated by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Colindale. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to find out if the premises has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the owner, then a purchaser could issue a legal claim for losses as a result of such an inaccurate response. The buyer’s lawyers may also carry out an enviro report. This will indicate if there is any known flood risk. If so, more detailed investigations should be made.
Are there any apps to help locate a Colindale solicitor on the Barclays Direct conveyancing panel? I have wheels and am happy to travel upto 25miles to meet the lawyer.
You can use the search on this page. Please select a lender and your location and you will see a number of Colindale conveyancing lawyers located nearest you. We have listed some Colindale conveyancing firms towards the end of this page and you can call them to verify if they are on the Barclays Direct approved list
In surfing the internet for the phrase conveyancing in Colindale it reveals numerous conveyancersin the vicinity. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The best way of finding a suitable conveyancer is via personal recommendation, so seek the guidance of friends and those you trust who have acquired a property in Colindale or the respected estate agent or financial adviser. Fees for conveyancing in Colindale differ, so it's a good idea to obtain a minimum of four estimates from different property lawyers. Dont forget to clarify what costs in the quote includes.
Can you offer any advice when it comes to appointing a Colindale conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Colindale conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Colindale conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
Can they put you in touch with clients in Colindale who can give a testimonial? How many lease extensions has the firm completed in Colindale in the last 12 months?
I am the proprietor of a ground-floor 1960’s flat in Colindale. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the price.
An example of a Lease Extension case for a Colindale residence is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 70.25 years.