My husband and I are acquiring a leasehold flat in Heathrow. My Conveyancer has never been on on the lender solicitor panel. Is it possible for me to continue with my Heathrow conveyancing solicitor notwithstanding that they are excluded from the lender panel?
Your options include
- Proceed with your existing Heathrow solicitor but your mortgage company will need to instruct a lawyer on their approved panel. The net result is additional cost and probable delay.
- Choose a new conveyancing practitioner to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to do everything within their powers to get accepted on the lender’s panel of solicitors
Do the conveyancing practitioners indexed on your site carry out right to buy conveyancing in Heathrow?
We do have a number of conveyancing practitioners who can service right to buy conveyancing Do e-mail the solicitors listed in order to get a costs calculation.
I own a freehold residence in Heathrow but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Heathrow and has limited impact for conveyancing in Heathrow but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
What is the difference between a licensed conveyancer and conveyancing solicitor in Heathrow
There are many registered licenced Conveyancers in Heathrow and Solicitor practices in Heathrow who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We have a mortgage agreed in principle with TSB. Heathrow conveyancing solicitors have been instructed. How long does it take for TSB to forward the offer to the property lawyer?
Some lenders take longer than others. Have TSB done the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being pedantic. The Heathrow solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My relative advised me that where I am buying in Heathrow I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Heathrow conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Heathrow 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 demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Heathrow Education with maps and statistics, Local Amenities and other useful information regarding Heathrow.
Having checked my lease I have discovered that there are only Fifty years unexpired on my lease in Heathrow. I now wish to get lease extension but my landlord is missing. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to locate the landlord. For most situations an enquiry agent should be helpful to carry out a search and to produce an expert document to be used as proof that the landlord can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Heathrow.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Heathrow conveyancing firm to represent me?
You certainly can. We can put you in touch with a Heathrow conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Heathrow property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired residue of the current lease was 82.93 years.