My fiancee and I are in the throws of viewing houses in Edgware and I am now considering a potential offer. Should I already have a conveyancer appointed at this stage? I am planning to take a home loan with RBS.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
I had an offer accepted on an apartment in Edgware on 27/12/2024, valuation was booked 3 days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
RBS have agreed my mortgage in principle, my offer on a apartment in Edgware has been agreed to, what happens next?
Your property agent will want to be informed of your lawyer's details (be sure the solicitors are on the bank’s panel). Call up RBS or your financial adviser and finish off any outstanding paperwork. RBS will instruct a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. RBS 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 Edgware.
I require quick conveyancing in Edgware as I am faced with an ultimatum to complete inside 4 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are not taking a home loan you are at free not to have searches conducted although no solicitor would suggest that you don't. With plenty of history conveyancing in Edgware the following are examples of issues that can show up and adversely impact future mortgageability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
I have a renovated Georgian house in Edgware. Conveyancing lawyer represented me and Virgin Money. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching property. Is it worth asking Virgin Money to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Edgware and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who conducted the purchase.
I decided to have a survey done on a house in Edgware before instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks tend refuse to grant a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Edgware. Conveyancing will be smoother if you use a solicitor in Edgware especially if they are acquainted with such properties in Edgware.
We're FTB’s - agreed a price, but the selling agent has warned us that the vendor will only issue a contract if we use their recommended conveyancers as they want a ‘quick sale’. We would rather use a high street solicitor who is accustomed to conveyancing in Edgware
It is unlikely the vendors are driving this. Should the owner want ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Avoid the agents and go straight to the owners and make sure they understand (a)you are genuine purchasers (b)you are ready to progress, with finances in place © you are chain free (d) you wish to move quickly (e)but you are going to instruct your preferred Edgware conveyancing solicitors - not the ones that will give their negotiator at the agency a commission or hit his conveyancing targets demanded by corporate headquarters.
Can you offer any advice when it comes to choosing a Edgware conveyancing practice to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Edgware conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Edgware conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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Can they put you in touch with clients in Edgware who can give a testimonial? If they are not ALEP accredited then what is the reason?
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Edgware conveyancing firm to act on my behalf?
in cases where there is a missing 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 First-tier Tribunal (Property Chamber) to assess the amount due.
An example of a Lease Extension matter before the tribunal for a Edgware flat is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case was in relation to 1 flat. The unexpired term as at the valuation date was 71.73 years.