I plan on purchasing a flat in West Drayton. My Solicitor is not on the mortgage company conveyancing panel. Is it possible for me to use my West Drayton conveyancing solicitor even though they are excluded from the lender panel?
You must use a solicitor to deal with the formalities if you need a loan to buy your property. The solicitor will conduct all the essential investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage paperwork is in place. One can instruct a West Drayton conveyancing practitioner of your choice. However, where the property lawyer selected is not on the mortgage company conveyancing panel additional costs will arise as separate legal representation will be required by them. Bank panel applications can be submitted, so if your lawyer has not previously sought membership they should take the chance to apply.
Are all West Drayton Conveyancing Quality Solicitors on the Lloyds conveyancing panel?
It is true that some lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
Can I be sure that the West Drayton conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in West Drayton getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your transaction.
I am due to exchange contracts on my house. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being problematic. The West Drayton solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in West Drayton differ for new build properties?
Most buyers of new build residence in West Drayton come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in West Drayton tend to buy the site, 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 property lawyers 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 used to new build conveyancing in West Drayton or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. West Drayton is the location of the property. Is there any guidance you can give?
Flying freeholds in West Drayton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Drayton 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 West Drayton 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.
In searching the internet for the words conveyancing in West Drayton it brings up many conveyancersin the area. With so much choice what is the best way to find the suitable property lawyer for me?
The preferential way of finding a suitable conveyancer is via personal recommendation, so seek the opinion of friends and family who have acquired a property in West Drayton or a reputable estate agent or financial adviser. Charges for conveyancing in West Drayton differ, so it's advisable to secure a minimum of three costs illustrations from varying types of property lawyers. Dont forget to clarify that the fees are fixed.
What are your top tips when it comes to choosing a West Drayton conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a West Drayton conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non West Drayton conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
Can they put you in touch with clients in West Drayton who can give a testimonial? If the firm is not ALEP accredited then what is the reason?
I am the leaseholder of a second floor flat in West Drayton. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Most definitely. We can put you in touch with a West Drayton conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a West Drayton flat 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 related to 2 flats. The unexpired lease term was 69 years.