My solicitor has discovered a a legal deficiency with the lease for the flat we are buying in Frognal. The other side have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor has advised that he must ensure that the lender is willing to move forward with this solution. Are we the client or is the mortgage company ?
Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. The appropriate lender conditions have to be complied with.
How up to date is your search tool for Frognal conveyancing solicitors on the Co-operative conveyancing panel? Do Co-operative send you an updated list?
Frognal conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
Can you point me to a directory of Aldermore panel conveyancers in Frognal on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association websites. Very few mortgage companies make their panel listings visible online. Where you are in need of a Frognal lawyer on the Aldermore please use our tool.
We previously appointed solicitors locally in Frognal on the Yorkshire BS solicitor panel. They have just billed me a further fee for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. This fee is not dictated by Yorkshire BS but by your Frognal property lawyer. Some firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee and others do not.
I am currently in the process of buying my council flat in Frognal. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
What can a local search tell me concerning the property I am purchasing in Frognal?
Frognal conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search is essential in every Frognal conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I've recently bought a leasehold flat in Frognal. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Frognal conveyancing firm to help?
You certainly can. We are happy to put you in touch with a Frognal conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Frognal residence is Raised Ground Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case was in relation to 2 flats. The unexpired term was 16.83 and 16.43.
How do I find the right lawyer for my conveyancing in Frognal ?
Option 1 is to ask your friends and family who they used in the past and if they were happy with the service. Second, look on the web for conveyancing in Frognal. Telephone two or three from the list and request that they email you their conveyancing estimate and speak to the lawyer who will handle your conveyancing before you commit. Option 3 is to use this site to assist you in finding the right solicitors for you based on your unique factors including location,speed, complexity and who the proposed lender is.Avoid the trap of appointing £99 conveyancing solicitors in Frognal