We are purchasing a 3 bedroom flat in Whitton with a mortgage. We would like to retain our Whitton solicitor, but the bank says she’s not on their "panel". It seems we have no choice but to instruct one of the lender panel conveyancing practices or keep our Whitton solicitor as well as pay for one of their panel firms to act for them. We regard this is inequitable; are we not able to insist that the bank use our Whitton lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Whitton conveyancing solicitor to apply to be on the conveyancing panel.
My mortgage company has recommended solicitors on their panel based in Whitton but I would rather choose a conveyancing lawyer in Whitton or nearer to where I live. Can you help?
Not all Whitton conveyancing firms are on all lender’s conveyancing panel. Please make the most of our search tool to identify a Whitton conveyancing solicitor on the on the lender panel.
I am the single recipient of my late father’s will with all property in now in my sole name, including the my former home in Whitton. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be considered the same way as though I had purchased the property in December. Will no one buy the property for half a year?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How practical a view banks take of it, depend on the lender as this provision primarily exists to pick up on subsales or the wholesaling and assigning of properties.
We are getting the release of further funds on our mortgage from HSBC as we wish to conduct renovations to our property in Whitton. Are we obliged to appoint a bricks and mortar Whitton solicitor on the HSBC conveyancing panel to handle the paperwork?
HSBC do not ordinarily appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
I have a mortgage with Barclays for my property in Whitton. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Barclays must be informed of your intention prior to renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Barclays directly. You need not do this via a Barclays conveyancing panel firm.
As co-executor for the estate of my grandfather I am disposing of a property in Neath but I am based in Whitton. My lawyer (based 260 miles awayhas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Whitton to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Whitton based
I am attracted to a two flats in Whitton which have approximately forty five years unexpired on the lease term. Do I need to be concerned?
A lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the saleability of the lease reduces and results in it becoming more costly to extend the lease. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a conveyancer and surveyor with experience in this area.
Following years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Whitton. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Whitton conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Whitton residence is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case affected 1 flat. The remaining number of years on the lease was 60.45 years.
Is planning consent necessary to change a house into a couple of flats in Whitton? This has taken place to a house opposite to my home in Whitton and was unaware of it happening until it was finished.
Planning Consent yes. Building Regulations yes.