I am acquiring a house without a mortgage in West Green. I have resided for the previous 20 years in West Green. Conveyancing searches are expensive. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then the vast majority of the West Green conveyancing searches are optional. Your solicitor will try and steer you, perhaps strongly, that you should have searches done, but she is duty bound to take that path of encouragement . Do take into account; if you are likely to sell the house at a future date, it will be of importance to your future purchaser what the searches contain. Sometimes houses with no practical issues can still reveal adverse search results. A good conveyancing solicitor in West Green should be able to give you some practical advice concerning this.
We are buying a flat and need a conveyancing solicitor in West Green who is on the Lloyds approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in West Green.
I had intended to instruct a property lawyer in West Green for our home move. Our financial adviser informed us that our mortgage company Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unfair competition?
Mortgage Companies normally imposes restrictions either the type or the amount of conveyancing solicitors on their panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have decided to limit the number of solicitor practices they allow to represent them. Be aware that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are mixed views about the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicate that thousands of law firms, including some in or near West Green only perform a couple conveyances a year.
How does conveyancing in West Green differ for newly converted properties?
Most buyers of new build property in West Green come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because builders in West Green usually acquire the site, 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 conveyancing solicitors 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 Green or who has acted in the same development.
I'm remortgaging my primary property to a buy to let mortgage with Yorkshire Building Society and I will use the ballance of the raised equity as a down payment on another property. The location we are interested in is West Green. Will your lawyers be able to act for both sets of mortgage companies and link together the two deals?
Do use our search tool on this site to be sure that the lawyers are approved by both lenders. On the basis that they are the solicitor should be able to simultaneously deal with the two transactions but you should talk with you conveyancer and specify your expectations and needs.
My husband and I may need to sub-let our West Green garden flat for a while due to a new job. We used a West Green conveyancing practice in 2001 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease dictates relations between the freeholder and you the leaseholder; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in West Green do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
We have reached the end of our tether in seeking a lease extension in West Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We are happy to put you in touch with a West Green conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a West Green residence is 61 Clinton Road in April 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 5th July 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,000 This case related to 2 flats. The unexpired term was 73.88 years.