Will my conveyancing lawyers need to check that the building insurance when buying a house in Ickenham. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/10/2024, the requirements read as follows :
This question may be naive but I am unseasoned as a first time buyer of a ground floor flat in Ickenham. Do I collect the keys to the house on completion from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Ickenham?
On the day of completion you do not need to attend the conveyancers office in Ickenham. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you should be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
I am aiming to move house in January. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Ickenham. Conveyancing lawyer was chosen before I stumbled across this page.
On the day of completion you will need to pick up the house keys from your estate agent however this should only take place after the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. Subsequently you will need to advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a residential property solicitor in Ickenham or a legal practice that specialises in conveyancing in Ickenham.
Is it the case that all Ickenham CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Ickenham I like with amenity areas and transport links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Ickenham for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan that many years may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
I'm converting the mortgage on my existing home to a BTL loan with Barclays and intend to use the remaining equity as a deposit on further house. The area we are looking at is Ickenham. Will your solicitors be able to act for the two lenders and link together the conveyances?
Do use our search tool on this site to ensure that the conveyancers are approved by both lenders. Having checked that they are the solicitor should be able to connect the two conveyancing matters but you should have a chat with you conveyancer and specify your desired outcome and requirements.
Should I appoint a Ickenham conveyancing solicitor based in the location that I am buying? We have a good friend who can perform the legal work however her office is a couple of hundredkilometers away.
The primary upside of using a high street Ickenham conveyancing firm is that you can visit the firm to execute documents, present your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were happy that should surpass using an unknown Ickenham conveyancing lawyer solely due to them being local.
I am employed by a busy estate agency in Ickenham where we have witnessed a number of flat sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Ickenham conveyancing solicitors. Could you clarify whether the seller of a flat can instigate the lease extension process for the buyer?
Provided that 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 buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord 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 buyer.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Ickenham conveyancing firm to assist?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to judgment on the premium.
An example of a Lease Extension matter before the tribunal for a Ickenham premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case related to 1 flat. The unexpired lease term was 53.26 years.