My lawyer in Noak Hill is not listed on the Aldermore Solicitor Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the Aldermore approved list?
Your options are as follows:
- Carry on with your preferred Noak Hill solicitors but Aldermore will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges as well as result in frustration.
- Find an alternative lawyer to to deal with the conveyancing, remembering to check they are Persuade your lawyer to use their best endeavours to join the Aldermore conveyancing panel
What is the difference between a licensed conveyancer and conveyancing solicitor in Noak Hill
There are many registered licenced Conveyancers in Noak Hill and Solicitor firms in Noak Hill to choose from It is important to make clear that the two 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.
I'm the sole beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Noak Hill. The Noak Hill property was put into my name in January. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the property in January. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this obligation principally exists to capture subsales or the flipping of properties.
It is unclear whether my lender requires a lease extension. I have called into my local Noak Hill building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Noak Hill conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their published requirements. I have no idea who is right.
Provided that the conveyancer is on the bank panel, she or he must comply with 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 remaining.
My wife and I are downsizing from our home in Noak Hill and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Noak Hill lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Noak Hill. Having lived in Noak Hill for 4 years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You must 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 health insurance to cover that same illness)
I'm refinancing my existing property to a buy to let loan with Chelsea Building Society and I will use the rest of the raised equity as a down payment on a second house. The area we are interested in is Noak Hill. Will your lawyers be able to act for the two lenders and tie in the two deals?
Do use our search tool on this page to check that the conveyancers are on the relevant lender panels. Having checked that they are your solicitor will be able to connect the two deals but you should have a chat with you lawyer and communicate your expectations and needs.
I need to instruct a conveyancing solicitor in Noak Hill for my home move. Is there any facility to review a firm’s record with the legal regulator?
You can find published Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.
Harry (my fiance) and I may need to rent out our Noak Hill basement flat temporarily due to a career opportunity. We used a Noak Hill conveyancing practice in 2001 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
The lease governs the relationship between the landlord and you the flat owner; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Noak Hill do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
We have reached the end of our tether in seeking a lease extension in Noak Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We are happy to put you in touch with a Noak Hill conveyancing firm who can help.
An example of a Lease Extension case for a Noak Hill flat 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 was in relation to 1 flat. The remaining number of years on the lease was 57.5 years.