I am considering applying for a Nottingham mortgage for purchase of a newly converted (under development) in Wormwood Scrubs with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?
In theory, you could use a solicitor that is not on the Nottingham conveyancing panel, but Nottingham would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
How can we tell if a Wormwood Scrubs conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Wormwood Scrubs obtaining 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 recommend that you speak with the lawyer conducting your conveyancing.
I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being difficult. The Wormwood Scrubs solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
TSB have agreed my home loan in principle, my bid on a apartment in Wormwood Scrubs has been accepted, now what?
Your estate agent will wish to know who your solicitors are (make sure the conveyancers are on the bank’s panel). Telephone TSB or the financial adviser and complete any appropriate documentation. TSB will instruct a valuer who will get in contact with the estate agent or vendor to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. TSB will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wormwood Scrubs.
We are downsizing from our home in Wormwood Scrubs and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing firm rather than a conveyancing solicitor in Wormwood Scrubs. We have lived in Wormwood Scrubs for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Wormwood Scrubs differ for new build properties?
Most buyers of new build or newly converted property in Wormwood Scrubs approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Wormwood Scrubs usually purchase the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Wormwood Scrubs or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Wormwood Scrubs ahead of retaining lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend refuse to grant a loan on such a property.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wormwood Scrubs. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wormwood Scrubs to see if the conveyancing costs will increase in light of this.
I have just appointed agents to market my garden flat in Wormwood Scrubs. Conveyancing has not commenced, however I have just had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would because all rents and service invoices will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Wormwood Scrubs conveyancing firm to act on my behalf?
in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price.
An example of a Freehold Enfranchisement matter before the tribunal for a Wormwood Scrubs property is 23 & 23A Collingbourne Road in June 2013. Tribunal was dealing with the assessment of the value of the freehold reversion and determination of the terms of the acquisition pursuant to an Order of District Judge Lightman dated 25 February 2013 vesting the freehold interest in the property in the applicant. The tribunal assessed the price of the freehold (to which any arrears or other sums due to the missing landlord under the leases should be added) at £81,638. This case affected 2 flats. The unexpired residue of the current lease was 64.5 years.