I am looking to buy a flat and need a conveyancing solicitor in Northolt who is on the The Mortgage Works conveyancing. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Mortgage Works in certain locations such as Northolt. We dont recommend any particular firm.
We had chosen conveyancing lawyers located in Northolt on the Leeds Building Society solicitor panel. They are now charging me a further amount for dealing with the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. This charge is not set by Leeds Building Society but by your Northolt conveyancing practitioner. Some firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
We were going to get a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Northolt solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Northolt solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I recently had an offer accepted on an apartment in Northolt. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A few days later, the lawyer called me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What does a local search inform me regarding the house I am buying in Northolt?
Northolt conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search is essential in every Northolt conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will provide information on, amongst other things, details on planning applications relevant to the premises (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 13 subject areas.
I have been sourcing a conveyancing lawyer in Northolt for my sale. Is there any facility to see a firm’s complaints history with the legal regulator?
Anyone can review presented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.
Having had my offer accepted I require leasehold conveyancing in Northolt. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and most are in Northolt - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Northolt. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a Northolt conveyancing firm who can help.
An example of a Lease Extension case for a Northolt property is GFF 1 Holyrood Avenue in May 2014. The Tenant wished to acquire a new (extended) lease and applied to the Willesden County Court who granted a vesting order on 20* March2013. The Tribunal decied that the premium to be paid was £9,062 This case was in relation to 1 flat. The unexpired term was 79 years.
I need to swap lawyers as my Northolt lawyer is not on the lender's approved list of conveyancing solicitors. Is it practical to instruct different lawyers?
In the event that you have not formally appointed a conveyancer to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Northolt that you're thinking of instructing.