Finally, a loan offer from NatWest for the remortgage of my 3 bedroom garden flat is expected by the end of next week. Can you propose a cheap conveyancing solicitor in West Drayton?
You are on the wrong site if you are in need of the lowest fares for conveyancing in West Drayton. Our goal is to offer value for money conveyancing but our intention is not to advertise as being the cheapest. Do not be seduced by brokers offering the bait of £99 conveyancing in West Drayton. Optimistically, in being led by low cost conveyancing, you will get your money’s worth and at worst it will result in you being stung for additional fees and still not receive the service required.
We are planning to acquire a property and need a conveyancing solicitor in West Drayton who is on the UBS conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in West Drayton.
I am selling my flat in West Drayton. Does the lawyer need to be required to be on the Clydesdale conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
My conveyancer has informed me that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in West Drayton?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Halifax and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
My wife and I have organised the release of further funds on our mortgage from Santander as we want to carry out renovations to our property in West Drayton. Do we need to appoint a nearby West Drayton solicitor on the Santander conveyancing panel to handle the paperwork?
Santander would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
I have a mortgage with Barclays for my property in West Drayton. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
You must advise Barclays prior to letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel firm.
My husband and I are novice buyers - agreed a price, yet the selling agent has warned us that the vendor will only go ahead if we instruct the agent's chosen lawyers as they want a ‘quick sale’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in West Drayton
It is highly unlikely the owners are driving this. If they want ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Contact the owners directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your preferred West Drayton conveyancing solicitors - rather thanthe ones that will provide the estate agent a introducer fee or achieve conveyancing figures demanded by HQ.
I only have 68 years remaining on my lease in West Drayton. I now want to get lease extension but my landlord is can not be found. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to track down the freeholder. For most situations an enquiry agent may be useful to try and locate and prepare an expert document which can be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the application to the County Court overseeing West Drayton.
I am the leaseholder of a basement flat in West Drayton. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the amount due.
An example of a Freehold Enfranchisement decision 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 was in relation to 2 flats. The remaining number of years on the lease was 69 years.