Is the fact that my conveyancer in Wealdstone is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 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) lack of transactions (2) the solicitor 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 Wealdstone conveyancing practice and enquire why they are no longer on the approved list for your bank.
There are numerous conveyancing solicitors in Wealdstone but how do I know who's good?
Do not opt for the lowest Wealdstone conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I had a mortgage agreed in principle with Kent Reliance. Wealdstone conveyancing lawyers have been chosen. How long does it take for Kent Reliance to forward the offer to the solicitor?
There is no definitive answer here. Have Kent Reliance completed the survey? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is unclear whether my mortgage offer requires a lease extension. I have telephoned my Wealdstone building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Wealdstone conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. I simply don't know who is right.
Your lawyer has to comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Wealdstone for a purchase of a leasehold flat 10 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wealdstone conveyancing specialists.
How does conveyancing in Wealdstone differ for newly converted properties?
Most buyers of new build residence in Wealdstone contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because house builders in Wealdstone tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wealdstone or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 impact my business property in Wealdstone and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial lessees, giving them the right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Wealdstone is one of our hundreds of areas of the UK in which our lawyers are located
I am attracted to a two maisonettes in Wealdstone which have in the region of forty five years unexpired on the leases. Will this present a problem?
A lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease shortens the marketability of the lease deteriorates and it becomes more costly to extend the lease. This is why it is often a good idea to extend the lease term. More often than not it is difficulties arise selling premises with a short lease as mortgage lenders may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this field.
After years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Wealdstone. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the premium.
An example of a Freehold Enfranchisement case for a Wealdstone property is 139/139A Masons Avenue in February 2010. this was a case with an absentee freeholder. As a result the leaseholders applied to Willesden County Court for an order dispensing with the giving of a notice of claim.14th October 2009 District Judge Brar granted a vesting order and the court directed that the matter should be transferred to this tribunal to determine the freehold premium. The tribunal concluded on a figure of £13,000 for the freehold interest This case affected 1 flat. The number of years remaining on the existing lease(s) was 74 years.