Is the fact that my conveyancer in West Harrow is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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 simply call the West Harrow conveyancing practice and enquire why they are no longer on the approved list for your bank.
Can your site be used to locate a Conveyancing solicitor in West Harrow even where I’m not purchasing or selling a house, for example where I intend to acquire an office in West Harrow with a loan from Barclays Direct?
Our comparison service is mainly used to help choose domestic conveyancing solicitors in West Harrow but we have set out at the end of this page a few West Harrow commercial conveyancing firms. You should enquire with the company directly to establish if they can also act for Barclays Direct
My lender has recommended a law firm on their panel based in West Harrow but I would rather use a conveyancing lawyer in West Harrow local to me. Are you able to help?
It is by no means the case that all West Harrow conveyancing solicitors are listed all lender’s conveyancing panel. Use our find an approved solicitor tool to locate a West Harrow conveyancing conveyancer on the on the bank panel.
I am purchasing my first flat in West Harrow with the aid of help to buy. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not to tell my lawyer about the extras as it may affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're first time buyers - agreed a price, yet the estate agent has warned us that the vendor will only move forward if we instruct their recommended solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in West Harrow
It is highly unlikely the vendors are behind this. Should the seller want ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Try to communicate with the sellers directly and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to appoint your own,trusted West Harrow conveyancing firm - rather thanthe ones that will give the negotiator at the agency a referral fee or achieve conveyancing figures set by senior management.
What advice can you give us when it comes to appointing a West Harrow conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a West Harrow conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non West Harrow conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
How familiar is the practice with lease extension legislation? What volume of lease extensions have they conducted in West Harrow in the last twenty four months?
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a West Harrow conveyancing firm to assist?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the amount due.
An example of a Lease Extension matter before the tribunal for a West Harrow premises is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case related to 1 flat. The unexpired term was 75.25 years.