I was advised today by my lender that my Ickenham property lawyer is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?
The sensible course of action for you to take is to contact your Ickenham conveyancer. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may recommend you to a Ickenham conveyancing practice that is on the conveyancing panel for your bank.
Completed the sale of my flat in Ickenham last March yet the purchaser is SMS messaging me complaining that their conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Following your house sale your solicitor should deliver the transfer documentation and all additional paperwork to the purchaser's conveyancer. Where appropriate, your solicitor must also send confirmation that the legal charge in favour of the lender has been repaid to the buyers solicitors. There is unlikely to be post completion steps unique to conveyancing in Ickenham.
We are purchasing a 3 bedroom semi in Ickenham. We would like to convert the garage to an office at the property.Will the conveyancing process involve enquiries to ascertain if these alterations are allowed?
Your solicitor will review the deeds as conveyancing in Ickenham can sometimes reveal restrictions in the title documents which prohibit categories of alterations or require the consent of a 3rd party. Certain additions need local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Can you help - my lawyer says that lack of planning permission insurance is needed on my purchase. What is the level of cover for Ickenham conveyancing?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
I had an offer accepted on a property in Ickenham on 3/10/2019, valuation was booked 3 days later, all came back fine. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Are Skipton entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
What does a local search reveal about the property we're purchasing in Ickenham?
Ickenham conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search plays a central part in most Ickenham conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
About to purchase 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. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ickenham
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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared.
Due to the input of my in-laws I had a survey completed on a property in Ickenham prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks may not grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further via 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 Ickenham. Conveyancing will be smoother if you use a solicitor in Ickenham especially if they are acquainted with such properties in Ickenham.