I am obtaining a mortgage with Nat West. My intention is to instruct a Licensed Conveyancer in Harrow Weald. Does the Nat West Solicitor panel allow for conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I had a mortgage agreed in principle with Co-operative. Harrow Weald conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from Co-operative?
Some lenders take longer than others. Have Co-operative conducted the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We were going to get a AIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Harrow Weald solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Harrow Weald solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I can not work out if my lender requires a lease extension. I have called my Harrow Weald bank branch on various occasions and was advised it wasn't an issue and they will lend. My Harrow Weald conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their specific requirements. Who do I believe?
As long as the conveyancing practitioner is on the bank panel, they must follow the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What does commercial conveyancing in Harrow Weald cover?
Harrow Weald conveyancing for business premises incorporates a broad range of guidance, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
As co-executor for the estate of my uncle I am selling a property in Neath but live in Harrow Weald. My lawyer (based 250 miles awayrequires that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Harrow Weald to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Harrow Weald based
Do you have any advice for leasehold conveyancing in Harrow Weald from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Harrow Weald can be avoided where you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information which will be required by the purchasers’ conveyancers. Many freeholders or managing agents in Harrow Weald levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Harrow Weald. If you are supposed to have a share in the freehold, you should make sure that you have the original share document. Obtaining a duplicate share certificate can be a lengthy process and delays many a Harrow Weald home move. If a reissued share is required, do contact the company officers or managing agents (if relevant) for this sooner rather than later. If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than unresolved.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Harrow Weald conveyancing firm to assist?
in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price.
An example of a Lease Extension decision for a Harrow Weald property 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.
How easy is it to change a solicitor as I need to find a Harrow Weald based firm who is on the lender conveyancing panel. How simple is it to change conveyancer?
In the event that you have not formally instructed a conveyancer to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Harrow Weald that you're considering.