What is the first thing I need to know about purchase conveyancing in Park Royal?
You may not hear this from too many lawyers but conveyancing in Park Royal and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the ownership transfer. E.g., the seller, estate agent and sometimes your bank. Appointing a solicitor for your conveyancing in Park Royal an important selection as your conveyancer is your adviser, and is the ONE person in the process whose responsibility is to protect your best interests and to protect you.
We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. You must always trust your conveyancer ahead of all other parties in the home moving process.
I am considering remortgaging my house in Park Royal, does my lawyer have to be on the Nationwide Solicitor panel?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
3 months have elapsed following my purchase conveyancing in Park Royal completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey completed on a property in Park Royal ahead of instructing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some banks may not give a mortgage on such a home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Park Royal. Conveyancing will be smoother if you use a solicitor in Park Royal especially if they regularly deal with such properties in Park Royal.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Park Royal. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?
The majority of houses in Park Royal are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Park Royal so you should seriously consider shopping around for a Park Royal conveyancing practitioner and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’sconsent to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your solicitor should report to you on the legal implications.
My wife and I have hit a brick wall in trying to purchase the freehold in Park Royal. Can the Leasehold Valuation Tribunal adjudicate on premiums?
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 calculate the price payable.
An example of a Lease Extension decision for a Park Royal property is 99 Connell Crescent in May 2013. the Tribunal held that the relevant sum for the purposes of the lease extension should be £72,566 to be paid by the leaseholder This case was in relation to 1 flat. The unexpired residue of the current lease was 28.42 years.
I note that you have a search directory listing solicitors on the lender conveyancing panel. Do Park Royal conveyancing firms pay you a referral fee if I appoint them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Park Royal.