My wife and I are acquiring an apartment in Hillingdon. My property lawyer is not on the bank approved panel. Can I still appoint my Hillingdon conveyancing solicitor even though they are not on the bank approved list?
You have a couple of choices open to you here
- Carry on with your preferred Hillingdon conveyancing practitioner but your lender will undoubtedly appoint a conveyancing practitioner from their approved panel. This will result in additional cost and potential frustration.
- Appoint a fresh lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your conveyancer to attempt to join the lender panel
I am the registered owner of a freehold residence in Hillingdon yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Hillingdon and has limited impact for conveyancing in Hillingdon 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
I am considering applying for a Principality mortgage for purchase of a new build (under development) in Hillingdon with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?
In theory, you could use a solicitor that is not on the Principality conveyancing panel, but Principality would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I decided to have a survey done on a property in Hillingdon prior to appointing conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend not grant a loan on this type of house.
It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hillingdon. Conveyancing will be smoother if you use a solicitor in Hillingdon especially if they regularly deal with such properties in Hillingdon.
All being well we will complete the sale of our £325,000 flat in Hillingdon in nine days. The landlords agents has quoted £300 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Hillingdon?
Hillingdon conveyancing on leasehold maisonettes usually necessitates the buyer’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be content to assist. They are entitled to levy a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The management information fee demanded by the landlord must be accompanied by a summary of rights and obligations in respect of administration charges, otherwise the invoice is technically not due. In reality you have little option but to pay whatever is requested of you if you want to sell the property.
I am the proprietor of a ground flat in Hillingdon. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
Most certainly. We can put you in touch with a Hillingdon conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Hillingdon 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 related to 2 flats. The number of years remaining on the existing lease(s) was 69 years.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.