We see that you have a post code search directory listing firms on the Principality conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Maida Vale?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Maida Vale.
We are planning to move property in September. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you suggest a removal company in Maida Vale. Conveyancing firm was chosen before I stumbled across this site.
On the afternoon of completion you will need to collect the house keys from the selling agent however this can only take place when the sellers conveyancers advise the agent that the monies to complete are in and the keys can be passed over. After that you can advise the removal men that they can start moving you in. We do not suggest a specific removal company but can assist you in finding a conveyancing in Maida Vale or a lawyer that specialises in conveyancing in Maida Vale.
I have paid off my mortgage with Clydesdale. I assume I don't need a Maida Vale conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Maida Vale off the council. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
Various internet forums that I have frequented warn that are the main reason for hinderance in Maida Vale conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Maida Vale.
The estate agent has sent us the confirmation of our purchase of a new build flat in Maida Vale. 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 enquiries that you can expect your new-build leasehold conveyancing in Maida Vale
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 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Am I right to be concerned by estate agents that I am dealing with are recommending a web based conveyancing firm as opposed to a local Maida Vale conveyancing firm?
As is the case with lots of service providers, often suggestions from family and friends can be most helpful. But there are lots of parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks may suggest lawyers to select. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You are at liberty to appoint your own conveyancer. However, bear in mind that most mortgage providers specify a panel list of conveyancers you must use for the lender related work in your house move.
I want to let out my leasehold apartment in Maida Vale. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Your lease dictates relations between the freeholder and you the flat owner; in particular, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Maida Vale do not contain subletting altogether – such a clause would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Maida Vale. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the sum to be paid.
An example of a Freehold Enfranchisement case for a Maida Vale premises 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 number of years remaining on the existing lease(s) was 70.02 years.