I am getting a mortgage with Santander. I hope to instruct a Licensed Conveyancer in Northolt. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I have given 8 weeks notice to my current landlord and must vacate my rented flat in Northolt by 13/5/2025. Conveyancing on my purchase has just started. Is it possible to complete in 4 weeks as don't want to have to find short term accommodation?
It is unwise to give notice on a rental unless your lawyer suggests that you should. If you have not already done so, notify to your conveyancer and request that they seek the assistance the owners solicitors, try to an acceptable time-line that all parties will look to achieve
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Northolt I like with open areas and railway links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Northolt suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage that many years will likely be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
I was recommended by a few estate agents in Northolt to choose a conveyancer on your site. Is there a financial inducement for Estate Agents to offer your services ahead of another?
We don’t offer any referral fee for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My uncle has urged me to appoint his conveyancing solicitors in Northolt. Do I follow his advice?
No doubt it’s preferable to find a conveyancing solicitor is to have guidance from friends or relatives who have actually experience in using the firm you're contemplating using.
My partner and I may need to sub-let our Northolt ground floor flat for a while due to taking a sabbatical. We instructed a Northolt conveyancing practice in 2001 but they have closed and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your last Northolt conveyancing lawyer is no longer around you can review your lease to see if it allows you to sublet the property. The accepted inference is that if the deeds are silent, subletting is permitted. There may be a precondition that you must obtain consent via your landlord or some other party prior to subletting. The net result is that you cannot sublet without prior permission. The consent is not allowed to be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Northolt conveyancing firm to act on my behalf?
in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to decide the price payable.
An example of a Lease Extension matter before the tribunal for a Northolt residence is GFF 1 Holyrood Avenue in May 2014. The Tenant wished to acquire a new (extended) lease and applied to the Willesden County Court who granted a vesting order on 20* March2013. The Tribunal decied that the premium to be paid was £9,062 This case was in relation to 1 flat. The unexpired term as at the valuation date was 79 years.