We are purchasing a 1 bedroom apartment in Southall with a mortgage. We have a Southall solicitor, but the bank says he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Southall property lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to demand that the mortgage company use our Southall conveyancer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Southall conveyancing solicitor to apply to be on the conveyancing panel.
We are about to sign contracts for a garden flat in Southall. We encountered a stumbling block. Our mortgage offer with Barnsley Building Society runs out on 13/3/2025 but the sellers are suggesting a completion date of 17/3/2025. Can one extend the mortgage offer?
The best person to address this concern is your solicitors who is in a position to determine if he or she is better off negotiating with the mortgage broker, vendor’s representatives, selling agents or possibly all parties based on the circumstances your house move as of today.
We are planning to move home in April. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Southall. Conveyancing firm was found prior to coming across this page.
On the day of completion you can collect the house keys from the property agent however this should only take place once the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to inform the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in locating a residential property solicitor in Southall or a legal practice that specialises in conveyancing in Southall.
Santander have agreed my mortgage in principle, my bid on a flat in Southall has been agreed to, what happens next?
Your property agent will need to know who your solicitors are (be sure the conveyancers are on the lender’s panel). Telephone Santander or your financial adviser and finish off any outstanding documentation. Santander will appoint a valuer who will get in touch with the estate agent or owners to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Santander will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Southall.
Our offer on a house in Southall has been agreed to, but there is a chain. The sellers have put an offer on a flat, but it’s not yet tied up, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Southall. What do I do now? At what stage should I apply for the mortgage with Clydesdale?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Southall conveyancing search costs, etc). First, you must check that your lawyer is on the Clydesdale approved list. As to the next stages this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. During a hot market the majority of purchasers would apply for the mortgage with Clydesdale and arrange for the valuation and only if it was satisfactory would they request their conveyancer to move forward with searches.
I am buying my first flat in Southall benefiting from help to buy. The developers would not move on the price so I negotiated £7000 of additionals instead. The property agent suggested that I not to tell my lawyer about the extras as it would impact my mortgage with The Mortgage Works. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My step-father has recommend that I appoint his lawyers for conveyancing in Southall. Should I choose my own solicitor?
No doubt it’s preferable to find a conveyancing practitioner is to have guidance from friends or family who have previously instructed the conveyancer that you are contemplating using.
Having spent months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Southall. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to decide the premium.
An example of a Lease Extension case for a Southall flat is 33 Barbican Road in January 2013. The Tribunals calculation of the lease extension premium payable was £17,592. This case related to 1 flat. The unexpired residue of the current lease was 55.12 years.
When it comes to leasehold conveyancing in Southall what are the most frequent lease problems?
There is nothing unique about leasehold conveyancing in Southall. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
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Insurance obligations
A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Coventry Building Society, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.