I am not in a position to travel far from West Drayton. What is the rationale as to why all West Drayton conveyancers aren't automatically on all mortgage company panels?
A decade ago most mortgage companies had an approach to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing practitioners on your panel. Accordingly, lenders have subsequently soughtmore information from law firms about their processes and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have been excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of volume of transactions the mortgage companies set.
My god-son is purchasing a house that has just been built in West Drayton with a mortgage from Aldermore. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
There is lots of information on this site about conveyancing in West Drayton but can you isolate your top tip for appointing the right conveyancer in West Drayton
It would be unwise to be seduced by the cheapest West Drayton conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
This question may be naive but I am unexperienced as a first time purchaser of a garden flat in West Drayton. Do I receive the keys to the house on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in West Drayton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and once they have received this, you should be invited to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I was told two weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in West Drayton is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have recentlydiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in West Drayton for a purchase of a freehold house 9 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Drayton conveyancing specialists.
I am selling my house. My previous solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in West Drayton if that makes a difference.
Do use our search tool to help you choose a solicitor for your conveyancing in West Drayton. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I work for a long established estate agency in West Drayton where we see a number of leasehold sales jeopardised due to short leases. I have been given contradictory information from local West Drayton conveyancing firms. Can you confirm whether the seller of a flat can start the lease extension process for the buyer?
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. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord 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 years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Drayton. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to judgment on the sum to be paid.
An example of a Freehold Enfranchisement case for a West Drayton residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired term was 69 years.