My partner and I are planning to purchase a home in Northwood and have instructed a Northwood conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Britannia have this morning contacted us to inform me that there is now an issue as our Northwood solicitor is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Northwood solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
When will exchange of contracts happen for sale conveyancing in Northwood and am I required to be at the lawyers branch?
If you are near to our conveyancing solicitors in Northwood you are welcome to come in to sign the paperwork. That being said, the lender approved solicitors we work with offer countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you by post or email. The executing of the contract is not when everything is set in stone. A signed contract is necessary for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Northwood)to be in the office at the appropriate time.
I am aiming to move home in June. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in Northwood. Conveyancing firm was found before I stumbled across this page.
On the day of completion you will need to collect the house keys from your estate agent but this should only occur once the vendors solicitors advise the agent that the monies to complete are in and the keys can be released. You will need to tell the removal men that you are ready to move in. We do not suggest a particular removal organisation but can help you locate a conveyancing in Northwood or a lawyer with expertise in conveyancing in Northwood.
My wife and I buying a end of terrace house in Northwood. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include investigations to ascertain if these works are permitted?
Your conveyancer will review the deeds as conveyancing in Northwood can sometimes identify restrictions in the title deeds which prevent categories of works or need the permission of a 3rd party. Certain works call for local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
We were going to get a OIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Northwood solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Northwood solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
Are there restrictive covenants that are commonly picked up during conveyancing in Northwood?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Northwood. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
There are only 62 years remaining on my lease in Northwood. I now wish to get lease extension but my freeholder is absent. What should I do?
If you qualify, 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 granted an extra 90 years by the Court. However, you will be required to prove that you have used your best endeavours to find the landlord. On the whole a specialist should be helpful to try and locate and prepare an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Northwood.
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Northwood. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to assess the premium.
An example of a Lease Extension case for a Northwood residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case related to 3 flats. The unexpired term as at the valuation date was 71 years.
We have had DIP from Leeds Building Society who said that they will loan up to £400k. At what point do we need to instruct a practitioner for conveyancing? Northwood is where we plan to move to.
It would be wise to instruct a conveyancer now so that the conveyancer can open the ledger so they can conduct the ID checks etc. Once you wish them to commence work you will be asked for a payment on account normally approximately £175. That should normally be after you have the loan offer from your lender and survey results, but should you wish to expedite the process you can start the ball rolling quicker even though you may be risking some expense.