I am getting a mortgage with Nat West. I intend to enlist the help of a Licensed Conveyancer in West Hampstead. Does the Nat West Conveyancing panel allow for Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
If you had a top tip for choosing a conveyancing solicitor in West Hampstead what would it be?
We would encourage you not to go for the lowest West Hampstead conveyancing fees. You really do get what you’re paying 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 ahead of the deal.
My partner and I are in the process of looking at apartments in West Hampstead and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I will be getting a mortgage with Virgin Money.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are seeking a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
It is not clear whether my lender requires a lease extension. I have telephoned my West Hampstead bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My West Hampstead conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?
Your conveyancer has to follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
The deeds to my house are lost. The solicitors who conducted the conveyancing in West Hampstead 5 years ago have long since closed. What do I do?
Assuming the title is registered the details of your ownership will be held by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, identify your property and get current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
I'm refinancing my existing house to a buy to let mortgage with National Westminster Bank and I will use the rest of the raised equity towards further house. The neighborhood we are talking about is West Hampstead. Will your conveyancers be able to act for both sets of banks and tie in the two deals?
Make use of our comparison tool on this page to check that the lawyers are approved by both banks. Assuming that they are your lawyer should be able to tie up the two conveyancing matters but you should have a chat with you solicitor and make apparent your desired outcome and requirements.
In sourcing the web for the term cheap conveyancing in West Hampstead it reveals numerous property lawyersin the area. How do I determine which is the right conveyancing solicitor for me?
The preferential method of finding a suitable conveyancer is through a personal referral, so enquire of colleagues and family who have acquired a property in West Hampstead or a respected estate agent or financial adviser. Costs for conveyancing in West Hampstead differ, so it's a good idea to request at least three fee estimates from varying types of property lawyers. Make sure that you clarify what costs in the quote includes.
I work for a reputable estate agency in West Hampstead where we see a few flat sales put at risk as a result of leases having less than 80 years remaining. I have received inconsistent advice from local West Hampstead conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that 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 need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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.
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Hampstead. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the premium.
An example of a Lease Extension decision for a West Hampstead residence is Flat A 372 Cricklewood Lane in January 2013. The Tribunal decided that the premium for the extended lease should be £5,750.00 and that the terms of the new lease should be those set out in annex to the decsion This case affected 1 flat.