My wife and I have recently appointed a conveyancing solicitor in Pinner. I I would like to check whether they are accepted on the Santander conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing to do is contact your solicitor and enquire whether they can act for the lender. Alternatively please call Santander who may be able to help.
How does conveyancing in Pinner differ for newly converted properties?
Most buyers of new build or newly converted property in Pinner come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Pinner typically 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 conveyancers 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 used to new build conveyancing in Pinner or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in Pinner before retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some lenders tend refuse to issue a mortgage on such a home.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pinner. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pinner to see if the conveyancing costs will increase in light of this.
How difficult is it to change conveyancer as I need to instruct a firm on the Chelsea Building Society conveyancing panel. I instructed a high street conveyancing solicitor in Pinner five minutes from me but he is not approved by Chelsea Building Society
It would be our pleasure to help you select a conveyancing solicitor in Pinner on the Chelsea Building Society panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Pinner. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Pinner.
My fiance and I may need to rent out our Pinner ground floor flat for a while due to taking a sabbatical. We used a Pinner conveyancing practice in 2004 but they have since shut and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?
Notwithstanding that your previous Pinner conveyancing lawyer is no longer around you can review your lease to see if it allows you to sublet the premises. The accepted inference is that if the lease is non-specific, subletting is allowed. There may be a precondition that you must obtain permission from your landlord or other appropriate person in advance of subletting. The net result is you not allowed to sublet in the absence of prior permission. The consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord for their consent.
Following months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Pinner. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Pinner conveyancing firm who can help.
An example of a Lease Extension decision for a Pinner 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 affected 3 flats. The number of years remaining on the existing lease(s) was 71 years.
We are in the middle of purchasing a house in Pinner. Conveyancing lawyer has phoned to say the property is "Leasehold". Does this impact the salability of the house?
Pinner conveyancing does not in most situations involve leasehold houses. The key factor here is the unexpired lease term and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the saleability too much.
At the other extreme, if it's, say, Sixty years it is bound to have a material effect on the value, and most likely wouldn't be acceptable to the mortgage company. The length of lease and ground rent will be stated in the lease which should be made available to your conveyancer.