Please explain the implications if my solicitor is expelled from the Nottingham Solicitor panel ahead of completing my conveyancing in Harrow on the Hill?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My colleague suggested that if I am purchasing in Harrow on the Hill I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Harrow on the Hill conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Harrow on the Hill around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Harrow on the Hill.
How does conveyancing in Harrow on the Hill differ for new build properties?
Most buyers of new build property in Harrow on the Hill approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Harrow on the Hill tend to acquire 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 conveyancers 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 Harrow on the Hill or who has acted in the same development.
Is it simple use your search app to locate a conveyancing lawyer in Harrow on the Hill on the approved list for my mortgage?
First choose a mortgage company such as Birmingham Midshires, Chelsea Building Society or Nottingham Building Society then specify your location for instance Harrow on the Hill. Conveyancing firms in Harrow on the Hill and across England and Wales should be identified.
We expect to complete the sale of our £150,000 maisonette in Harrow on the Hill next week. The management company has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Harrow on the Hill?
Harrow on the Hill conveyancing on leasehold flats often requires the buyer’s conveyancer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries most will be willing to do so. They are at liberty to charge a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is technically not due. In reality one has no choice but to pay whatever is requested of you if you want to sell the property.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Harrow on the Hill conveyancing firm to act on my behalf?
You certainly can. We can put you in touch with a Harrow on the Hill conveyancing firm who can help.
An example of a Lease Extension case for a Harrow on the Hill premises is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case affected 1 flat. The unexpired residue of the current lease was 75.25 years.
I have read on a number of online forums that before selecting a conveyancing firm they must be approved by your lender. It happens to be my first home move but I have an AIP from HSBC and I already have a high street conveyancing lawyer in Harrow on the Hill on standby. Can Nat West Bank insist on an approved lawyer to be instructed? Does a list of panel firms even exist so I can appoint a conveyancing solicitor in Harrow on the Hill?
You need to choose a solicitor that is on the Nat West Bank panel. Just telephone your chosen Harrow on the Hill conveyancing lawyer and ask if they are on the Nat West Bank panel. If they are not on the panel you have a couple of options available to you here:
- Complete the deal with your preferred Harrow on the Hill conveyancing practitioner but Nat West Bank will need to use a solicitor on their approved panel. This will result in additional charges together with probable frustration.
- Appoint a fresh conveyancer to act in the purchase, obviously checking they are on the Nat West Bank conveyancing panel.
- Convince your property lawyer to do everything possible to join the Nat West Bank panel of solicitors.