It has come to my attention via my financial adviser that my West Drayton solicitor is not on the mortgage company Solicitor panel. How can I be sure that this is correct?
Your first step should be to call your West Drayton lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
My husband and I wish to acquire a newly converted flat in West Drayton with a mortgage from Clydesdale.We have a West Drayton conveyancing practitioner but Clydesdale says her practice is not listed on their approved list of member firms. It seems we are left with little choice but to instruct a Clydesdale panel solicitor or keep our local solicitor and fork out for a Clydesdale panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan issued to you contains various provisions, one of which will be that lawyers will be on the Clydesdale approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Clydesdale
Just acquired a semi-detached house in West Drayton , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My West Drayton conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.
As far as conveyancing in West Drayton registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can adjust depending on who lodges the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. As of today in the region of 80% of submission are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected once the buyer is living at the property therefore registration formalities is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.
How simple is it to use your search app to get a fee calculation from a conveyancing lawyer in West Drayton on the approved list for my lender?
Step one is to choose a mortgage company such as National Westminster Bank, Virgin Money or Nottingham Building Society then specify your location for instance West Drayton. Conveyancing firms in West Drayton and across England and Wales will then be shown.
I have been sourcing a conveyancing practitioner in West Drayton for my home move. Is there any facility to see a firm’s record with the legal regulator?
Members of the public can search for presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could monitor call for training purposes.
Do you have any advice for leasehold conveyancing in West Drayton with the purpose of speeding up the sale process?
- Much of the delay in leasehold conveyancing in West Drayton can be bypassed where you instruct lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the purchasers’ representatives. If you have had conflict with your freeholder or managing agents it is very important that these are settled prior to the flat being marketed. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved. If you hold a share in a the freehold, you should ensure that you have the original share document. Obtaining a new share certificate can be a time consuming process and frustrates many a West Drayton home move. Where a reissued share is necessary, do contact the company officers or managing agents (if applicable) for this sooner rather than later. Some West Drayton leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years left on your lease but you should double-check by asking your solicitors. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 75 years. In the circumstances it is essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Drayton. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a West Drayton conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a West Drayton property 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 residue of the current lease was 69 years.