I am nearing exchange of contracts for my maisonette in Maida Vale and the estate agent has just text me to say that the purchasers are changing their law firm. The excuse is that the mortgage company will only deal with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only deal with specific lawyers rather the firm that they want to select for their conveyancing in Maida Vale ?
UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.
I have given 8 weeks notice to my existing landlord and have to be out of my let out property in Maida Vale by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in a couple of weeks as don't want to have to move into short term accommodation?
Generally one should not provide notice for your lease unless you have exchanged. Assuming that you have not previously done so, contact to your solicitor and urge them to they seek the assistance the owners solicitors, try to get a realistic time scale from them that everyone will work to achieve
Can your site be used to find a Conveyancing solicitor in Maida Vale even if I’m not purchasing or disposing of a house, for example where I intend to acquire a shop in Maida Vale with a mortgage from Santander?
The service is predominantly used to find domestic conveyancing solicitors in Maida Vale but we have listed at the bottom of this page some Maida Vale commercial conveyancing firms. You will need to make contact with the solicitors directly to establish if they can also act for Santander
Should our solicitor be raising enquiries about flooding during the conveyancing in Maida Vale.
Flooding is a growing risk for lawyers dealing with homes in Maida Vale. There are those who acquire a house in Maida Vale, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Maida Vale. The standard information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to find out whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not revealed by the seller, then a purchaser could issue a claim for damages resulting from an misleading reply. A buyer’s lawyers will also conduct an enviro report. This should disclose if there is a recorded flood risk. If so, additional inquiries will need to be made.
I opted to have a survey done on a house in Maida Vale before retaining lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders tend not give a loan on such a house.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Maida Vale. Conveyancing will be smoother if you use a solicitor in Maida Vale especially if they are acquainted with such properties in Maida Vale.
I own a leasehold house in Maida Vale. Conveyancing and Virgin Money mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Maida Vale who acted for me is not around. What should I do?
First make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Maida Vale conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Having spent months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Maida Vale. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price.
An example of a Freehold Enfranchisement matter before the tribunal for a Maida Vale flat is 4 & 4A Charteris Road in June 2009. the Tribunal held that the price to be paid for the enfranchisement of 4/4a Charteris Road to be £15,510 for at 4and £15,694 for at 4a This case related to 2 flats. The unexpired term as at the valuation date was 70.02 years.