I am purchasing a leasehold flat in Wealdstone. My Conveyancer has never been on on the bank solicitor panel. Am I still permitted to appoint my Wealdstone conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel?
You have numerous alternatives available to you here
- Carry on with your existing Wealdstone lawyer but your mortgage company will need to retain a conveyancer from their approved list. This will result in additional cost and potential frustration.
- Get a new conveyancing practitioner to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your conveyancer to pull out all the stops to join the bank’s panel of solicitors
My wife and I have recently appointed a conveyancing solicitor in Wealdstone. I I am struggling to find out if they are on the Nottingham Building Society approved list of lawyers. Can you or the lender confirm if they are on the panel?
The first thing to do is contact the solicitor and ask them if they are on the lender panel. Alternatively you should get in touch with Nottingham Building Society who may be able to help.
My aunt advised me that in buying a property in Wealdstone there may be various restrictions as to what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Wealdstone which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Wealdstone should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Lloyds. I assume I don't need a Wealdstone conveyancing practitioner on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Skipton have agreed my mortgage in principle, my offer on a apartment in Wealdstone has been accepted, what are the next steps?
The property agent will want to know who your solicitors are (make sure the solicitors are on the lender’s panel). Call up Skipton or the broker and complete any outstanding forms. Skipton will appoint a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Skipton will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wealdstone.
Are there restrictive covenants that are commonly picked up during conveyancing in Wealdstone?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Wealdstone. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the advice of my in-laws I had a survey completed on a house in Wealdstone before retaining lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some lenders may not give a mortgage on such a house.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wealdstone. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wealdstone to see if the conveyancing will be more expensive.
I am on look out for some leasehold conveyancing in Wealdstone. Before I get started I would like to find out the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Wealdstone - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
After years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Wealdstone. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to assess the premium.
An example of a Freehold Enfranchisement decision for a Wealdstone flat is 139/139A Masons Avenue in February 2010. this was a case with an absentee freeholder. As a result the leaseholders applied to Willesden County Court for an order dispensing with the giving of a notice of claim.14th October 2009 District Judge Brar granted a vesting order and the court directed that the matter should be transferred to this tribunal to determine the freehold premium. The tribunal concluded on a figure of £13,000 for the freehold interest This case was in relation to 1 flat. The unexpired lease term was 74 years.