I am hoping to receive a mortgage offer from Halifax. I would like to enlist the help of a Licensed Conveyancer in North Wembley. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
We are buying a flat and need a conveyancing solicitor in North Wembley who is on the Santander solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in North Wembley.
When it comes to lenders such as HSBC, do North Wembley conveyancers face a fee to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am purchasing a property in North Wembley. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?
Given that your lender is Barclays your lawyer must follow the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Barclays where a lease fails to satisfy these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to North Wembley.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my North Wembley building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My North Wembley conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?
The solicitor must follow the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My wife and I own a semi-detached Victorian property in North Wembley. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Wembley and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing practitioner who carried out the work.
I'm buying my first flat in North Wembley with the aid of help to buy. The sellers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my lawyer about the extras as it will impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Expecting to exchange soon on a garden flat in North Wembley. Conveyancing lawyers have said that they will have a report out to me next week. What should I be looking out for?
The report on title for your leasehold conveyancing in North Wembley should include some of the following:
Does the lease prevent you from subletting the flat, or having a home office for business What options are open to you if another leaseholder in the building is in violation of a provision in their lease? Where does the liability rest to repair and maintain the main walls and foundations. It is essential that you know which party is liable for the repair and maintenance of every part of the building Details of the parties to the lease, e.g. these could be the lessee, superior lessor, freeholder You should be sent a copy of the lease
I have had difficulty in seeking a lease extension in North Wembley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a North Wembley conveyancing firm who can help.
An example of a Lease Extension decision for a North Wembley flat is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case was in relation to 1 flat. The unexpired residue of the current lease was 74 years.