I am obtaining a mortgage with Nat West. I hope to use a Licensed Conveyancer in Headley. Does the Nat West Conveyancing panel include conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
What happens if my solicitor is expelled from the Co-operative Conveyancing panel ahead of completing my conveyancing in Headley?
First, this is a very rare occurrence. 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.
I am buying a new build flat in Headley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Headley
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants.
I am looking for a ground for flat up to £305k and found one near me in Headley I like with open areas and railway links nearby, however it only has 61 years on the lease. I can't really find anything else in Headley in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
My father-in-law has suggested that I use his lawyers for conveyancing in Headley. Should I choose my own conveyancer?
There are no two ways about it the best way to choose a conveyancing solicitor is to have feedback from friends or family who have actually used the solicitor that you are considering.
Living abroad it is not practicable to be present at my Headley conveyancing practitioners office to sign documents for conveyancing in Headley – is this a problem?
You need not be concerned. Headley conveyancing lawyers can conduct home moves for clients wider afield. It is not necessary for you to be able to be present a Headley conveyancers office. They can deal with all communications via post, email, telephone and fax.