Am I correct in assuming that the fact that my solicitor in Uxbridge is not listed on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Uxbridge conveyancing practice and enquire why they are no longer on the approved list for your lender.
In what way does my ID and proof of funds have anything to do with my conveyancing in Uxbridge? Is this really warranted?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms of Engagement that you are required to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to supply ID verification documents, your conveyancer will not be able to take you on as a client.
This question may be naive but I am unseasoned as a 1st time purchaser of a ground floor flat in Uxbridge. Do I pick up the keys to the property on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Uxbridge?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be invited to collect the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.
I am buying a property in Uxbridge. A rare 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?
Given that you are obtaining a mortgage with Lloyds your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Uxbridge.
We expect to receive a OIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Uxbridge solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Uxbridge solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
A colleague recommended that where I am buying in Uxbridge I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Uxbridge conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Uxbridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Uxbridge Education with maps and statistics, Local Amenities and other useful data regarding Uxbridge.
Given that I will soon spend 450k on 3 bedroom house in Uxbridge I wish to talk to a lawyer regarding theconveyancing prior to appointing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be carrying out your conveyancing in Uxbridge.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Uxbridge should be the amount on the final invoice that you are charged.
I work for a busy estate agent office in Uxbridge where we see a few leasehold sales derailed as a result of short leases. I have received inconsistent advice from local Uxbridge conveyancing firms. Can you confirm whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a ground floor flat in Uxbridge. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
Most certainly. We are happy to put you in touch with a Uxbridge conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Uxbridge premises is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The number of years remaining on the existing lease(s) was 69 years.