My IFA has asked me for my Romford solicitor’s panel reference for the Nat West conveyancing panel. How do I discover this. I have called my local Romford branch but they have not got back to me yet.
You are best placed to get this information from your Romford solicitor . Most Romford law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
I am purchasing a property in Romford. An unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Lloyds your lawyer must check the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Lloyds where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties countrywide and is not limited to Romford.
Planning on purchasing a maisonette in Romford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Romford lawyer is on the Principality conveyancing panel.
After shopping around on the internet I have found a Romford conveyancer having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Romford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have a terraced Victorian property in Romford. Conveyancing lawyer represented me and Barclays Direct. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching address. Is it worth asking Barclays Direct to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Romford and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing solicitor who conducted the conveyancing.
Due to the guidance of my in-laws I had a survey completed on a house in Romford in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some lenders tend refuse to issue a mortgage on a flying freehold property.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Romford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Romford to see if the conveyancing costs will increase in light of this.
Do I need to be concerned about third parties that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Romford conveyancing practice?
As with lots of service providers, often input from family and friends can be very helpful. Yet there are many parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest conveyancers to choose. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the recommendation. You have the right to appoint your own conveyancer. You need to be aware that many lenders have an approved list of conveyancers you must use for the mortgage related work in your conveyancing.
I've recently bought a leasehold house in Romford. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part 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).
Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Romford. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We are happy to put you in touch with a Romford conveyancing firm who can help.
An example of a Lease Extension decision for a Romford premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The remaining number of years on the lease was 57.5 years.