Is the fact that my conveyancer in Ealing is not identified on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ealing conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My brother-in-law has suggested I instruct a conveyancing solicitor in Ealing. I need to find out whether they are on the Nottingham Building Society conveyancing panel. Can you help?
The first thing you should do is contact your solicitor and ask them whether they are on the lender panel. Alternatively you can get in touch with Nottingham Building Society who may be able to assist.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who did the conveyancing in Ealing 10 years ago have long since closed. What do I do?
Assuming the title is registered the information relating to your proprietorship will be evidenced by HMLR under a Title Number. It is easy to execute a search at the Land Registry, find your property and secure up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Ealing is where the house is located. What do you suggest?
Flying freeholds in Ealing are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ealing you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ealing may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Can you provide any top tips for leasehold conveyancing in Ealing with the purpose of expediting the sale process?
- Much of the delay in leasehold conveyancing in Ealing can be reduced where you get in touch lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the buyers’ lawyers. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to ongoing. You believe that you know the number of years left on your lease but you should verify this via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to where the remaining number of years is under 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. Some Ealing leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you installed wooden flooring? Ealing leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord approving such works. Where you fail to have the paperwork in place you should not contact the landlord without checking with your solicitor before hand.
I own a two-bedroom flat in Ealing. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
Where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the price.
An example of a Lease Extension matter before the tribunal 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 term was 68.7 years.
I am purchasing a house and need a conveyancing solicitor in Ealing who is on the bank conveyancing panel. Can you recommend a Ealing or local Ealing conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who do conveyancing in Ealing. We dont recommend any particular firm.