When it comes to lenders such as RBS, do Colindale conveyancers have to pay a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Is there a list of HSBC panel conveyancers in Colindale on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings visible over the internet. Where you are looking for a Colindale solicitor on the HSBC please make the most of our facility.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Colindale solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Colindale surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Have completed on a a terraced house in Colindale , What is the estimated time for the Land Registry to record the transfer to my name? My Colindale conveyancing solicitor works at snail pace, so I want to check the registration is concluded.
As far as conveyancing in Colindale registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry have to notify any interested parties. Currently roughly 80% of such applications are completed within 12 days but occasionally there can be protracted delays. Registration takes place after the purchaser is living at the property so registration formalities is not always primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Colindale differ for new build properties?
Most buyers of new build residence in Colindale contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Colindale tend to buy the real estate, 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 property lawyers 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 used to new build conveyancing in Colindale or who has acted in the same development.
What makes your site different to other online quote calculators when it comes to conveyancing in Colindale?
At this site secure a conveyancing quote via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Colindale. Unlike many estate agents and many comparison sites we do not charge firms a fee if you instruct them for your conveyancing in Colindale
My husband and I are FTB’s - had an offer accepted, yet the property agent informed us that the vendor will only issue a contract if we instruct their chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor used to conveyancing in Colindale
It is improbable the vendors are behind this. If they want ‘a quick sale', alienating a serious buyer is not the way to achieve this. Contact the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Colindale conveyancing solicitors - rather thanthose that will provide the negotiator at the agency a referral fee or achieve conveyancing targets pre-set by corporate headquarters.
I am tempted by the attractive purchase price for a couple of apartments in Colindale both have in the region of fifty years unexpired on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Colindale is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the property. The majority of purchasers and banks, leases with under eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Colindale conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Colindale. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to arrive at the price payable.
An example of a Lease Extension matter before the tribunal for a Colindale premises is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The unexpired lease term was 70.25 years.