My wife and I are buying a flat in Greenford. My lawyer has never been on on the lender conveyancing list. Am I still permitted to appoint my Greenford conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
You have a couple of choices available to you here
- Complete the purchase with your chosen Greenford conveyancer but your bank will undoubtedly use a property lawyer on their approved panel. The net result is additional cost and probable delay.
- Get a fresh solicitor to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your property lawyer to seek to join the lender panel
I own a freehold premises in Greenford but still pay rent, why is this and what is this?
It is rare for properties in Greenford and has limited impact for conveyancing in Greenford but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to use a Greenford based conveyancing firm?
You should check but the chances are that give you one of their panel solicitors if you accept the "fee-free" deal. Contact the bank and determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Greenford.
Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial site in Greenford?
Many commercial conveyancing solicitors in Greenford will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Greenford. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Greenford.
For each commercial conveyancing transaction in Greenford it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Greenford commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Greenford.
How does conveyancing in Greenford differ for newly converted properties?
Most buyers of new build or newly converted property in Greenford come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Greenford tend to buy the land, 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 conveyancing solicitors 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 Greenford or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 affect my business property in Greenford and how can you help?
The particular law that you refer to affords security of tenure to commercial lessees, granting the legal entitlement to apply to court for a renewal lease and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Greenford is one of our numerous areas of the UK in which our lawyers are located