I am getting a mortgage offer from Halifax. I intend to enlist the help of a Licensed Conveyancer in Northolt. Does the Halifax Conveyancing panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
How does conveyancing in Northolt differ for new build properties?
Most buyers of new build premises in Northolt contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Northolt tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Northolt or who has acted in the same development.
I opted to have a survey done on a property in Northolt in advance of instructing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders tend refuse to issue a mortgage on this type of home.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Northolt. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I best advised to go with a Northolt conveyancing solicitor based in the vicinity that I am purchasing? We have a good friend who can deal with the legal formalities however his firm is located 300miles drive away.
The benefit of a local Northolt conveyancing practice is that you can visit the firm to sign paperwork, deliver your ID and pester them where appropriate. They will also have local knowledge which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were impressed that should surpass using an unknown Northolt conveyancing lawyer just because they are based in the area.
My wife and I purchased a leasehold house in Northolt. Conveyancing and Clydesdale mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Northolt who previously acted has long since retired. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Northolt conveyancing firm to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have had difficulty in negotiating a lease extension in Northolt. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the sum to be paid.
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 affected 1 flat. The unexpired residue of the current lease was 79 years.
I have noted on numerous online forums that when choosing a conveyancing solicitors they need approved by your lender. This is my first home move but I have an AIP with Virgin Money and I already have a high street conveyancing lawyer in Northolt on standby. Will HSBC insist on an approved solicitor to be used? Does a list of approved firms even exist for my conveyancing in Northolt?
You should instruct a solicitor that is on the HSBC panel. Just ring your preferred Northolt conveyancing lawyer and ask if they are on the HSBC panel. If they are not approved you have a number of choices available to you here:
- Proceed with your chosen Northolt lawyer but HSBC will need to use a property lawyer from their approved list. This will result in additional cost together with probable interruption.
- Choose a new conveyancer to act in the purchase, obviously checking they are on the HSBC conveyancing panel.
- Convince your solicitor to apply to join the bank panel.