Are the Ickenham conveyancing solicitors identified as being on the Bank of Ireland conveyancing panel, together with their details provided by Bank of Ireland?
Ickenham conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
My wife and I have organised a further advance on our home loan from Yorkshire BS as we wish to conduct a loft conversion to our house in Ickenham. Are we obliged to select a local Ickenham solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.
Two weeks ago we had a mortgage agreed in principle with Skipton. Ickenham conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Skipton?
There is no definitive answer here. Have Skipton conducted the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I can not work out if my lender requires a lease extension. I have telephoned my Ickenham building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Ickenham conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their specific requirements. I have no idea who is right.
The property lawyer must follow the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My wife and I own a semi-detached Edwardian property in Ickenham. Conveyancing lawyer acted for me and Bank of Scotland. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ickenham and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Ickenham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Ickenham
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Do you have any top tips for leasehold conveyancing in Ickenham from the point of view of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Ickenham can be avoided where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the buyers’ representatives. If you have had conflict with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than unsettled. If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share certificate. Arranging a replacement share certificate can be a time consuming process and slows down many a Ickenham home move. Where a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (if relevant) for this at the earliest opportunity. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is less than 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Ickenham state that internal structural alterations or installing wooden flooring calls for a licence issued by the Landlord consenting to such works. Should you dont have the paperwork to hand do not contact the landlord without contacting your conveyancer before hand.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Ickenham conveyancing firm to act on my behalf?
Absolutely. We are happy to put you in touch with a Ickenham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Ickenham property 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 remaining number of years on the lease was 53.26 years.
A conveyancing company dealt with my conveyancing in Ickenham half a dozen years past having stored my deeds but has now closed – how do I retreive them?
Deeds, as such, no longer exist as the majority of properties in Ickenham are archived digitally at Land Registry. Where you need to prove ownership or are disposing of or refinancing your lawyer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.
