We are buying a 2 bedroom apartment in Harold Hill with a mortgage. We like our Harold Hill lawyer, however the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Harold Hill property lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Harold Hill conveyancing lawyer to apply to be on the conveyancing panel.
We are due to exchange on the purchase of a house in Harold Hill but as a consequence of damage from some water damage at the property I have managed to agree recompense from the current proprietors of six thousand pounds in the form of a deduction in the price. This was going to be addressed as part of a side agreement but Nationwide are not allowing this. Why were they approached?
Any conveyancing practitioner that is on the Nationwide approved list is duty bound to disclose to Nationwide of any variations to the sale price. If you were to refuse your property lawyer to disclose the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new property lawyer for your conveyancing in Harold Hill.
We are planning on selling our property in Harold Hill and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the buyers used an online conveyancing practice rather than a conveyancing solicitor in Harold Hill. We have lived in Harold Hill for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of 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)
Due to the guidance of my in-laws I had a survey completed on a property in Harold Hill prior to appointing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some banks tend not grant a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Harold Hill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Harold Hill to see if the conveyancing costs will increase in light of this.
My business partner and I are looking to lease a unit on a shopping parade. Can you recommend solicitors offering fixed costs for non-domestic conveyancing in Harold Hill for under 2k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Harold Hill, including the disposal and acquisition of businesses as well as simply premises. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right firm. As for the charges these will vary based on the structure and terms of the proposed transaction. Let us have your details or call us so that we may supply you with a detailed commercial conveyancing quote.
I am employed by a reputable estate agent office in Harold Hill where we have experienced a number of leasehold sales jeopardised due to short leases. I have received conflicting advice from local Harold Hill conveyancing firms. Can you shed some light as to whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Harold Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Harold Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Harold Hill residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired term was 57.5 years.