My Ickenham solicitor has uncovered an inconsistency when comparing the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he is obliged to check that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s approach right?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I had intended to instruct a conveyancing solicitor in Ickenham for our house move. Our broker informed us that our bank Norwich and Peterborough Building Society won't deal with them. Why is this not regarded as unfair competition?
A bank may require a panel conveyancer act for it. You would be liable to meet the cost of this. Please make use of our database to find a solicitor to conduct conveyancing in Ickenham on the Norwich and Peterborough Building Society conveyancing panel.
I just acquired a flat at auction in Ickenham. Conveyancing is required. What are my next steps?
Now that you have exchanged you must find a conveyancing practitioner as a matter of priority as you are facing a tight a drop dead date to complete the deal. Every auction property will ordinarily have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should pass this on to the conveyancer instructed by you as soon as possible. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
My partner and I have arranged the release of further monies on our home loan from Aldermore as we intend to conduct a loft conversion to our property in Ickenham. Do we need to appoint a bricks and mortar Ickenham solicitor on the Aldermore conveyancing panel to deal with the legals?
Aldermore would not normally instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
I am currently in the process of buying my council flat in Ickenham. I have a mortgage offer with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I need some expedited conveyancing in Ickenham as I have an ultimatum to exchange contracts within one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not getting a home loan you are at free not to have searches carried out although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Ickenham the following are examples of what can appear and adversely impact future mortgageability: Enforcement Actions, Overdue Charges, Overdue Grants, Railway Schemes,...
I used Stirling Law several years ago for my conveyancing in Ickenham. Now, I need the files but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ickenham of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I only have 68 years remaining on my lease in Ickenham. I am keen to extend my lease but my landlord is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the lessor. On the whole a specialist may be useful to try and locate and to produce a report to be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Ickenham.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can I 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 case for a Ickenham flat 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 was 53.26 years.