I am purchasing a property in West Drayton. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that you are obtaining a mortgage with TSB your lawyer must comply with the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to TSB where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties countrywide and is not restricted to West Drayton.
I have decided to exercise my right to buy my property in West Drayton off the council. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I currently have a mortgage with HSBC for my property in West Drayton. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
You must advise HSBC prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel lawyer.
My wife and I are close to exchanging contracts on the sale of our house in West Drayton and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street West Drayton conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing practice rather than a conveyancing solicitor in West Drayton. We have lived in West Drayton for three years we know that this is a non issue. Do we contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How does conveyancing in West Drayton differ for new build properties?
Most buyers of new build residence in West Drayton come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in West Drayton tend to acquire the land, 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 property lawyers 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 accustomed to new build conveyancing in West Drayton or who has acted in the same development.
I opted to have a survey completed on a property in West Drayton before instructing solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend refuse to issue a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in West Drayton. Conveyancing will be smoother if you use a solicitor in West Drayton especially if they are acquainted with such properties in West Drayton.
Can you offer any advice when it comes to choosing a West Drayton conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a West Drayton conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non West Drayton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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How familiar is the practice with lease extension legislation? What are the costs for lease extension work?
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a West Drayton conveyancing firm to represent me?
Most certainly. We are happy to put you in touch with a West Drayton conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a West Drayton flat 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 residue of the current lease was 69 years.
My wife and I have just had an offer accepted on a apartment and had an appointment on Wednesday with the Post Office for the mortgage. They warned us that when it comes to selecting a lawyer that if they are not on their approved panel of conveyancing practitioners then we will be subject to an an extra fee of about two hundred pounds. This is is due to the fact that they would then have to instruct a solicitor to act for them as well as the one we appoint for ourselves and we assume responsibility for their costs. I have asked the Post Office to supply me with a list so I can obtain estimates only from their approved lawyers but was told that I need to check with each individual lawyer to see if they are on the panel. What would be the best way of going about this?
You should ask the Post Office what their criteria for joining their panel is for a conveyancer.Then ask the solicitor of your choice whether they fit that criteria and have they acted on mortgages for the Post Office in the past. Where the answer to those is yes, then just clarify this with the Post Office. Alternatively please utilise our search facility and we should be able to locate a conveyancing practitioner in West Drayton on the approved list for the Post Office.