I am in the throes of switching my current residential mortgage to a BTL Barclays Direct mortgage. The bank has said that I need a lawyer for this. I spoke to my former Whetstone conveyancing practitioner who acted on my behalf when I originally bought the property. The costs illustration issued of £575 plus disbursements is surprising as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The estimate does seem a tad overpriced. Where you are content to invest time scrutinising charges you may be able to reduce the fees marginally by as much as a hundred pounds. On the other hand, if you were pleased with the legal work the firm gave you mightcome to regret opting for an a cheaper conveyancer. Remember to enquire the solicitor can also act for Barclays Direct. You can use our search tool to find a Whetstone conveyancing firm on the Barclays Direct approved list of lawyers, which can often include conveyancing solicitors in Whetstone.
My son-in-law is in the process of securing a house that has just been built in Whetstone with a home loan from Leeds Building Society. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the valuer when asked. 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 Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I have an AIP. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to use a specialised conveyancing solicitor in Whetstone?
Do check but the chances are that allocate you one of their panel lawyers where you accept the "fee-free" deal. Call the lender to check if they allow a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Whetstone.
I have a semi-detached Edwardian property in Whetstone. Conveyancing practitioner acted for me and Halifax. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Whetstone and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing solicitor who completed the work.
What tools are available to identify a Whetstone law firm on the Norwich and Peterborough Building Society conveyancing panel? I am a keen cyclist and am happy to travel upto 10kilometers to meet the conveyancer.
You can use the facility on this page. Please pick a bank and your location and you will see a number of Whetstone conveyancing lawyers located nearest you. We have listed some Whetstone conveyancing firms towards the end of this page and you can telephone them to verify whether they are on the Norwich and Peterborough Building Society member panel
I own a leasehold house in Whetstone. Conveyancing and National Westminster Bank mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Whetstone who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. You do not need to instruct a Whetstone conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Whetstone conveyancing firm to help?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the amount due.
An example of a Lease Extension case for a Whetstone flat is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case related to 1 flat. The unexpired term as at the valuation date was 76 years.