I am hoping to receive a mortgage offer from Nat West. I hope to enlist the help of a Licensed Conveyancer in Shacklewell. Does the Nat West Solicitor panel allow for Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
How up to date is your search tool for Shacklewell conveyancing solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
Shacklewell conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
I opted to have a survey carried out on a house in Shacklewell ahead of instructing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some lenders will not issue a mortgage on such a property.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shacklewell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shacklewell to see if the conveyancing costs will increase in light of this.
I was advised by a number of property agents in Shacklewell to get a quote from a property lawyer on your site. What’s the financial advantage for Estate Agents to market your site over and above alternative conveyancing organisations?
We don’t offer any commission for sending work our way. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I work for a long established estate agent office in Shacklewell where we have witnessed a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Shacklewell conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Shacklewell. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Shacklewell conveyancing firm who can help.
An example of a Lease Extension decision for a Shacklewell flat is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case was in relation to 1 flat. The remaining number of years on the lease was 80.5 years.
Your search tool is useful but there are many lawyers listed near Shacklewell being on the mortgage company conveyancing panel. Can you recommend a specific firm on the mortgage company approved panel?
We are not in the business of recommending one firm above another as the right Shacklewell conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Shacklewell knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..