I am hoping to receive a offer of a home loan from Halifax. I intend to retain the legal services of a Licensed Conveyancer in Ickenham. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Can the conveyancing practitioners indexed on your site handle right to buy conveyancing in Ickenham?
We have identified plenty of conveyancing firms carrying out right to buy conveyancing work Do contact the lawyers listed to get a costs illustration.
It is 10 years ago since I purchased my property in Ickenham. Conveyancing lawyers have recently been retained on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a possibility that the deeds will be with your mortgage company or they could be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Ickenham relates to registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
I am helping my step-mother sell her flat in Ickenham. Will the conveyancing solicitor arrange an EPC or it is for the owner to see to?
After the demise of Home Information Packs, EPC’s was maintained a compulsory part of selling a house. An energy assessment needs to be to hand prior to the property being advertised. It is not as aspect of the sale process that solicitors ordinarily organise. Where you are instructing a Ickenham conveyancing solicitor they may be able to arrange energy assessments given their contacts with reputable local accredited person
I'm the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in Ickenham. The Ickenham property was put into my name in December. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the house in December. Do I have to wait 6 months to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some lenders would take a practical view as this clause is chiefly there to capture subsales or the flipping of property.
I have instructed a Ickenham solicitor having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ickenham postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Ickenham.
The estate agent has sent us the confirmation of our purchase of a new build flat in Ickenham. Conveyancing is a frightening process 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 are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ickenham
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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Having checked my lease I have discovered that there are only Fifty years unexpired on my flat in Ickenham. I need to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to locate the lessor. On the whole a specialist should be helpful to carry out a search and to produce a report to be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Ickenham.
I have had difficulty in trying to purchase the freehold in Ickenham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the premium.
An example of a Lease Extension decision for a Ickenham residence is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case was in relation to 1 flat. The unexpired term as at the valuation date was 53.26 years.