I am getting a mortgage with Nat West. I would like to enlist the help of a Licensed Conveyancer in Paddington. Does the Nat West Solicitor panel exclude conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Can I use your services to locate a Conveyancing solicitor in Paddington even where I’m not buying or selling a house, for instance if I intend to buy a shop in Paddington with a mortgage from Coventry Building Society?
Our search tool is predominantly utilised to help choose residential conveyancing solicitors in Paddington but we have listed at the bottom of this page some Paddington commercial conveyancing firms. You should enquire with the firm directly to see if they are also authorised to represent Coventry Building Society
Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a ground floor flat in Paddington. Do I collect the keys to the property on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Paddington?
On the day of completion you do not need to attend the conveyancers office in Paddington. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be able to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
Does a directory service exist listing Kent Reliance panel conveyancers in Paddington on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings available on the web. Where you are in need of a Paddington solicitor on the Kent Reliance please use our tool.
We have agreed to purchase a house in Paddington. A rare aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Virgin Money your lawyer must check the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Virgin Money where a lease does not meet these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Paddington.
Me and my brother purchased a 4 bedroom Georgian property in Paddington. Conveyancing lawyer acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Skipton Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be 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 Paddington and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing lawyer who completed the work.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Paddington is where the house is located. Is there any advice you can impart?
Flying freeholds in Paddington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Paddington you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Paddington may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I've recently bought a leasehold property in Paddington. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have had difficulty in trying to purchase the freehold in Paddington. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the sum to be paid.
An example of a Lease Extension decision for a Paddington residence is Flats 37 & 39 88/90 Portland Place in December 2010. The Tribunal determined that the premium payable for the lease extensions in respect of these two flats is as follows:- For Flat 37, the sum of £385,230.00 For Flat 39, the sum of £436,780.00 This case was in relation to 2 flats. The unexpired term was 24.02 years.