I plan on acquiring an apartment in Ealing. My lawyer is not listed on the bank conveyancing list. Can I still retain my Ealing conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?
You will need to instruct a conveyancer to deal with the formalities if you require a mortgage to buy your home. They will carry out all the necessary legal checks on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is in order. You may appoint a Ealing lawyer of your choice. However, where the lawyer selected is not a member of the lender conveyancing panel additional costs will arise as separate legal representation will be required by them. Bank panel applications can be submitted, so where your conveyancer has not historically applied for membership they should take the opportunity to apply.
Why do I have to pay up front for my conveyancing in Ealing?
If you are buying a property in Ealing your solicitor will ask you place them with funds to cover the search fees. Normally this is needed to cover the fees of the Local Authority Search. When the down payment is payable against the purchase price then this should be needed immediately before contracts are exchanged. The closing balance that is needed will be payable shortly before completion.
My Solicitor in Ealing is not on the Bank of Scotland Conveyancing Panel. Is it possible for me to retain my family solicitor even though they are excluded from the Bank of Scotland panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your existing Ealing lawyers but Bank of Scotland will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal fees and cause frustration.
- Choose a new solicitor to act in the purchase, not forgetting to check they are on the Bank of Scotland panel
How does conveyancing in Ealing differ for new build properties?
Most buyers of new build property in Ealing come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in Ealing typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ealing or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Ealing in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to grant a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ealing. Conveyancing will be smoother if you use a solicitor in Ealing especially if they are familiar with such properties in Ealing.
I own a leasehold flat in Ealing. Conveyancing and Leeds Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Ealing who previously acted has long since retired. Do I pay?
First contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Ealing conveyancing firm to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
My wife and I have hit a brick wall in trying to purchase the freehold in Ealing. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the premium.
An example of a Lease Extension decision for a Ealing residence is Flat 4 38 The Mall in April 2014. the Tribunal held that the premium payable for the lease extension to be £25,451 This case affected 1 flat. The unexpired lease term was 68.7 years.