Me and my fiance are planning to purchase a 1 bedroom apartment in Harold Hill with a mortgage. We have a Harold Hill lawyer, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Harold Hill solicitor as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Harold Hill conveyancing lawyer to apply to be on the conveyancing panel.
I have given 8 weeks notice to my current landlord and must leave my let out flat in Harold Hill by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in three weeks as don't want to have to move into temporary accommodation?
Generally one should not provide notice on a rental unless exchange of contracts has taken place. If you have not previously done so, speak to your conveyancer and ask them to they chase the other lawyers, try to a target completion date that everyone will aim towards
Why is leasehold purchase conveyancing in Harold Hill costs more?
Harold Hill leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Harold Hill. Do I pick up the keys to the premises on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Harold Hill?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you should be called to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
Is it correct that all Harold Hill CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved practices?
A selection of banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I am expecting a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Harold Hill solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Harold Hill solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
Will commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Harold Hill?
Many commercial conveyancing solicitors in Harold Hill will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Harold Hill. The report provides definitive information 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 Harold Hill.
For each commercial conveyancing transaction in Harold Hill it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Harold Hill commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Harold Hill.
I am a negotiator for a busy estate agency in Harold Hill where we see a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Harold Hill conveyancing solicitors. Can you shed some light as to whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Harold Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Harold Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Harold Hill property is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The remaining number of years on the lease was 57.5 years.