My fiance and I are acquiring a ground floor flat in Greenford. My Conveyancer has never been on on the mortgage company approved panel. Can I still use my Greenford conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?
One will need to have a conveyancer to complete the formalities if you take out a mortgage to purchase your property. The property lawyer will conduct all the appropriate investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is in order. You can select a Greenford solicitor of your choice. However, where the conveyancing practitioner selected is not a member of the mortgage company approved list further charges will be levied as separate legal representation will be need by the lender. Conveyancing panel applications can be submitted, so where your solicitor has not in the past applied for membership they should do so.
I am selling my house in Greenford. Does my conveyancer need to be on the Nationwide conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Various internet forums that I have come across warn that are the primary cause of stalling in Greenford conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Greenford.
I'm purchasing a new build house in Greenford with a loan from Britannia. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not reveal to my lawyer about this extras as it could jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Greenford is the location of the property. What do you suggest?
Flying freeholds in Greenford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Greenford you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Greenford 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 premises.
Expecting to exchange soon on a ground floor flat in Greenford. Conveyancing lawyers have said that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Greenford should include some of the following:
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. Changes to the premises Whether your lease provides for a sinking fund? Whether the lease restricts you from letting out the flat, or working from home You should receive a copy of the lease
I inherited a two-bedroom flat in Greenford. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?
Where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the price payable.
An example of a lease Extension matter before the tribunal for a Greenford premises is 25 Beechwood Avenue in November 2012. the Tribunal accordingly determined that the premium for the lease extension should be £24,353. This case related to 1 flat. The unexpired residue of the current lease was 58.19 years.