My brother-in-law has suggested I instruct a conveyancing solicitor in Osterley. I I would like to check whether they are on the The Mortgage Works approved list of lawyers. Could you help?
The first thing to do is contact your conveyancer and ask them whether they can act for the lender. Otherwise you should call The Mortgage Works who may be able to confirm.
Is it correct that all Osterley CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We had appointed solicitors based in Osterley on the Principality solicitor panel. They have just invoiced me a further amount for dealing with the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The charge is not set by Principality but by your Osterley property lawyer. Plenty of firms on the Principality panel will quote ’dealing with mortgage’ fee and others do not.
After weeks of negotiation I have agreed a price on a house in Osterley. My financial adviser pressured me to appoint their lawyer. I paid an advanced payment of £175. A few days later, the lawyer contacted me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a quick, chain free conveyancing. Osterley is the location of the property. Is there any guidance you can give?
Flying freeholds in Osterley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Osterley you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Osterley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am using a search engine for the term on line conveyancing in Osterley it brings up many property lawyersin the vicinity. How do I determine which is the right solicitor for my move?
The ideal way of choosing a suitable conveyancer is via personal referral, so enquire of friends and relatives who have purchased a property in Osterley or a local estate agent or financial adviser. Charges for conveyancing in Osterley differ, so it's sensible to secure at least three estimates from varying types of conveyancers. Make sure that you clarify that the costs are assured not to to be inflated.
What advice can you give us when it comes to choosing a Osterley conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Osterley conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Osterley conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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What volume of lease extensions have they completed in Osterley in the last twenty four months?
After years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Osterley. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to make a decision on the premium.
An example of a Lease Extension matter before the tribunal for a Osterley flat is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case affected 1 flat. The remaining number of years on the lease was 60.45 years.
What is the reason for my conveyancer requiring numerous items of ID before I can commence with my conveyancing in Osterley?
Osterley conveyancing practitioners are required by the Law Society, SRA, HM Land Registry and current AML legislation to certify that the have verified the identity of their clients. It is also sometimes a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and date of birth.