I do hope you can help me. My Harmondsworth lawyer is informing me me that he is legally obliged toorder Harmondsworth conveyancing searches becausethe firm are on the Santanderconveyancing panel. Do I not have any say here?
You have limited options available to you. As you are obtaining a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Harmondsworth conveyancing searches.
We are buying a property and need a conveyancing solicitor in Harmondsworth who is on the Clydesdale approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Harmondsworth.
Is it correct that all Harmondsworth CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved firms?
Some major banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
HSBC have agreed my home loan in principle, my offer on a apartment in Harmondsworth has been agreed to, what are the next steps?
The property agent will wish to be advised as to your conveyancer's details (ensure that the property lawyers are on the lender’s approved list). Call up HSBC or the broker and finish off any outstanding documentation. HSBC will instruct a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. HSBC will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Harmondsworth.
My sealed bid on a property in Harmondsworth has been agreed to, but there is a chain. The vendors have offered on on an apartment, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Harmondsworth. What do I do now? When should I get the mortgage application with TSB started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Harmondsworth conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the TSB approved list. As to the next steps this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. During a hot market many buyers would apply for a home loan with TSB and pay for the valuation and only if it was satisfactory would they pay their solicitor to press on with searches.
I have justdiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Harmondsworth for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harmondsworth conveyancing specialists.
I want to sublet my leasehold flat in Harmondsworth. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Your lease governs the relationship between the freeholder and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Harmondsworth do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
I am the leaseholder of a first flat in Harmondsworth. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the premium.
An example of a Freehold Enfranchisement decision for a Harmondsworth residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired residue of the current lease was 69 years.
My sealed bid on semi in Harmondsworth has been agreed to, the vendor does however have a tied purchase. The sellers have offered on somewhere, however it’s not yet tied up, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Harmondsworth. What do I do now? When should I get the mortgage application with Santander going with Santander?
It is standard to have anxieties where there is an associated chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then valuation, Harmondsworth conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Santander approved list. As to the subsequent stages this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. During a hot market some purchasers will apply for a home loan with Santander and arrange for the survey and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Harmondsworth.