I am hoping to receive a mortgage with Nat West. I would like to enlist the help of a Licensed Conveyancer in Coulsdon. Does the Nat West Solicitor panel exclude conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My solicitor has identified a defect with the lease for the apartment we are purchasing in Coulsdon. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancer says that he must check that the mortgage company is content with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
As a novice what is the most important advice you can impart concerning purchase conveyancing in Coulsdon?
You may not hear this from too many lawyers but conveyancing in Coulsdon and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for conflict between you and others involved in the house moving process. For example, the vendor, estate agent and on occasion your lender. Appointing a law firm for your conveyancing in Coulsdon is a critical decision as your conveyancer is your adviser, and is the SOLE party in the process whose interest is to look after your legal interests and to protect you.
There is a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor ahead of all other players when it comes to the legal transfer of property.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather appoint a Coulsdon based conveyancing firm?
You should check but the chances are that appoint one of their panel solicitors should you take up the "fee-free" offer. Speak to the bank to explore if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Coulsdon.
I am aiming to move property in July. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Coulsdon. Conveyancing solicitor was found prior to coming across this page.
On the afternoon of completion you will need to pick up the keys from the estate agent but this can only occur when the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be passed over. You can inform the removal men that they can start moving you in. We do not suggest a specific removal company but can assist you in choosing a residential property solicitor in Coulsdon or a lawyer with expertise in conveyancing in Coulsdon.
Intending to buy a apartment in Coulsdon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Coulsdon conveyancer is on the Aldermore conveyancing panel.
I have finally had an offer on an apartment in Coulsdon agreed to, but there is a chain. The owners have offered on a flat, however it’s not yet tied up, and have viewings of other flats booked. I have chosen a high street conveyancing solicitor in Coulsdon. What do I do now? At what stage do I apply for the mortgage with Nottingham?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Coulsdon conveyancing search fees, etc). The first course of action is to check that your property lawyer is on the Nottingham approved list. Regarding the subsequent steps this very much depends on the specifics of your case, desire for this property and on the state of the market. During a rising market some buyers will apply for a home loan with Nottingham and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.
Due to sign contracts shortly on a basement flat in Coulsdon. Conveyancing lawyers inform me that they are sending me a report tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Coulsdon should include some of the following:
Repair and maintenance of the flat The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You need to be told what counts as a Nuisance in the lease Ground rent - what is due and when you need to pay, and be on notice if this is subject to change Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
I own a first floor flat in Coulsdon. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the price.
An example of a Freehold Enfranchisement decision for a Coulsdon premises is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 75 years.