we are a couple who wish to acquire a purpose built apartment in Northolt with a loan from Birmingham Midshires.We like our Northolt conveyancing lawyer but Birmingham Midshires informed us his firm is not on their "panel". We have to appoint a Birmingham Midshires panel firm or keep our preferred solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage issued to you contains various provisions, a common one being that solicitors must be on the Birmingham Midshires approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Birmingham Midshires
I am the sole recipient of my late mum's estate and I have everything in my name alone, including the house in Northolt. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the property in August. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.
I have decided to exercise my right to buy my property in Northolt off the council. I have a mortgage offer with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Skipton have agreed my home loan in principle, my bid on a apartment in Northolt has been agreed to, what happens next?
Your property agent will want to be advised as to your solicitor's details (ensure that the conveyancers are on the bank’s panel). Call up Skipton or your broker and finalise any appropriate documentation. Skipton will instruct a valuer who will get in contact with the selling agent or seller to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Skipton will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Northolt.
I am selling our house in Northolt and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Northolt lawyer would know this is not the case. For the life of me I don't know why the purchasers used a nationwide conveyancing outfit rather than a conveyancing solicitor in Northolt. Having lived in Northolt for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am buying my first flat in Northolt benefiting from help to buy. The builders refused to move on the amount so I negotiated 6k of extras instead. The property agent told me not disclose to my solicitor about the deal as it would impact my mortgage with the bank. Is this normal?.
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.
I am using a search engine for the term conveyancing in Northolt it brings up numerous conveyancerslocally. How do I determine which is the suitable solicitor for my move?
The preferential method of finding a suitable conveyancer is via trusted testimonial, so ask colleagues and family who have acquired a property in Northolt or a reputable estate agent or financial adviser. Charges for conveyancing in Northolt differ, so it's advisable to request a minimum of three fee estimates from different property lawyers. Make sure that you clarify that the fees are fixed.
What advice can you give us when it comes to finding a Northolt conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Northolt conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Northolt conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
What volume of lease extensions has the firm completed in Northolt in the last twenty four months? How familiar is the firm with lease extension legislation?
I have given up trying to purchase the freehold in Northolt. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We are happy to put you in touch with a Northolt conveyancing firm who can help.
An example of a Lease Extension decision for a Northolt residence 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 lease term was 79 years.