My mortgage broker has requested my Greenford solicitor’s panel member for the Nat West conveyancing panel. How do I find this out. I have called my local Greenford branch but they have not responded to me.
The sensible thing to do is ask for this information from your Greenford solicitor . They retain a central record lender panel numbers.
I am selling my apartment in Greenford. Does the conveyancing practitioner need to be on the Leeds Building Society conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society 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 specifications fairly frequently in recent years.
I'm the only recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Greenford. The Greenford property was put into my name in November. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the house in November. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view mortgage companies take of it, depend on the bank as this provision principally exists to capture subsales or the quick reselling of properties.
We were going to get a AIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Greenford solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Greenford solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
After much negotiation I have agreed a price on an apartment in Greenford. My mortgage broker suggested a conveyancer. I paid an upfront payment of £200. Soon after, the solicitor contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up during conveyancing in Greenford?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Greenford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Just had an offer accepted on a new build apartment in Greenford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Greenford
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I have given up negotiating a lease extension in Greenford. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Greenford conveyancing firm who can help.
An example of a lease Extension decision for a Greenford flat is 25 Beechwood Avenue in November 2012. the Tribunal accordingly determined that the premium for the lease extension should be £24,353. This case was in relation to 1 flat. The unexpired term was 58.19 years.
What makes a Greenford lease problematic?
There is nothing unique about leasehold conveyancing in Greenford. All leases are unique and legal mistakes in the legal wording can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:
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Repairing obligations to or maintain parts of the building
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, The Mortgage Works, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to pull out.