Me and my fiance are buying a 2 bedroom apartment in Northolt with a mortgage. We would like to retain our Northolt conveyancer, but the mortgage company says she’s not on their "panel". It appears that we have no option but to appoint one of the mortgage company panel conveyancing practices or continue with our Northolt property lawyer and pay for one of their panel lawyers to represent them. We regard this is inequitable; can we not require that the bank use our Northolt lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Northolt conveyancing solicitor to apply to be on the conveyancing panel.
We were just about to exchange contracts for a garden flat in Northolt. We have hit a problem. Our mortgage offer with Leeds Building Society runs out on 14/8/2025 but the sellers are suggesting a completion date of 18/8/2025. Is it possible to extend the loan offer?
The person best placed to deal with your concern is your conveyancer who should determine if they corresponding with the mortgage company, owner’s lawyers, estate agents or conceivably all three taking into account the history of your conveyancing as of today.
Just bought a terraced house in Northolt , how long will it take for the Land Registry to register the transfer to my name? My Northolt conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.
As far as conveyancing in Northolt registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether it is in order and if the Land registry communicate with any interested parties. Currently in the region of 80% of submission are fully dealt with within 12 days but occasionally there can be longer delays. Registration takes place after the buyer is living at the property so 'speed' is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
I'm purchasing my first flat in Northolt with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not to tell my lawyer about the side-deal as it will affect my mortgage with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
As co-executor for the will of my father I am selling a property in Newport but reside in Northolt. My solicitor (approximately 250 miles from meneeds me to sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Northolt to attest this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Northolt based
Having checked my lease I have discovered that there are only Seventy years left on my lease in Northolt. I now wish to extend my lease but my freeholder is can not be found. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to find the landlord. On the whole an enquiry agent should be helpful to carry out a search and prepare an expert document which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s absence and the application to the County Court overseeing Northolt.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Northolt conveyancing firm to help?
You certainly can. We can put you in touch with a Northolt conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Northolt flat 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 related to 1 flat. The remaining number of years on the lease was 79 years.