Are you able to vouch for a Bank of Scotland accepted Northwood conveyancing conveyancer who can have us moved in within a very limited time frame? Am I best advised to choose a local Northwood firm or a factory type firm?
We would be happy to suggest some excellent Northwood conveyancing firms. Another option is to visit the main road in Northwood. Visit some well established law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your expectations together with your reasons and get a commitment on speed. Select the one that you trust.
What does my ID and proof of funds have anything to do with my conveyancing in Northwood? Is this really warranted?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the ID of the potential client they are dealing with before they can accept their conveyancing retainer. The Client Care letter that you need to sign will no doubt stipulate this. Your lender will also require certain documents to be viewed. If you are unwilling to provide identification documents, your lawyer would not be able to accept instructions from you.
Please explain the implications if my solicitor is suspended from the Clydesdale Solicitor panel ahead of completing my conveyancing in Northwood?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I'm converting the mortgage on my existing home to a buy to let loan with The Royal Bank of Scotland and I will use the rest of the raised equity towards another property. The area we are interested in is Northwood. Will your lawyers be able to act for both sets of lenders and link together the transactions?
Do use our comparison tool on this site to ensure that the lawyers are approved by both mortgage companies. Assuming that they are the solicitor will be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make apparent your expectations and requirements.
I am intending to let out my leasehold flat in Northwood. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Your lease dictates relations between the freeholder and you the flat owner; specifically, it will set out if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Northwood do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
Having spent years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Northwood. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to arrive at the price payable.
An example of a Lease Extension matter before the tribunal for a Northwood premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The remaining number of years on the lease was 71 years.
We have recently had an offer accepted on our first house in Northwood, and need to get solicitors instructed. I have used the different comparison based websites and the quotes are from all across the country. Is it advisable to have a Northwood solicitor local to the prospective new home? I am willing to do all the communicating electronically, but I guess at some point we will be required to attend the lawyer's office to sign papers?
Usually there is no requirement to attend the office of your property lawyer, they can post any relevant documents to you, which you can sign and return. Many home movers choose to instruct a locally based solicitor, but it is not essential for conveyancing in Northwood.