My husband and I are purchasing a 3 bedroom apartment in Woodlands with a mortgage. We like our Woodlands solicitor, however the lender says he's not on their "panel". It seems we have little option but to select one of the mortgage company panel firms or retain our Woodlands property lawyer as well as pay for one of their panel lawyers to represent them. We feel that this is inequitable; can we not demand that the lender use our Woodlands conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Woodlands conveyancing lawyer to apply to be on the conveyancing panel.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Woodlands?
There are two types of lawyers who can carry out conveyancing in Woodlands namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that required to complete the sale or acquisition of property. Both are obliged to execute Woodlands conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that all requirements and procedures will be accurately followed.
I am expecting a OIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Woodlands solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Woodlands solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
Intending to buy a apartment in Woodlands. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Woodlands conveyancing practitioner is on the Santander conveyancing panel.
Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who dealt with the conveyancing in Woodlands 4 years ago have long since closed. What are my next steps?
You no longer need to hold title official documentation to evidence that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Woodlands is where the house is located. Can you offer any advice?
Flying freeholds in Woodlands are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodlands you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodlands may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We are 17 days into a freehold purchase having been directed to solicitors by the high street agent to carry out the conveyancing in Woodlands. I am am extremely dissatisfied with the level of service. Could you you assist me in finding new solicitors?
A lawyer would have to be very bad to suggest changing them. Has the mortgage offer been generated? In the event that it has you will need to advise them of the new contact details and ensure the mortgage documents are re-issued. Your new conveyancer should be on the banks approved list to avoid escalating fees and delays. That should be your first question of the new solicitors. Our search tool will help you find a bank approved lawyer for your conveyancing in Woodlands
Last March I purchased a leasehold house in Woodlands. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
We have reached the end of our tether in trying to purchase the freehold in Woodlands. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Woodlands conveyancing firm who can help.
An example of a Lease Extension case for a Woodlands flat 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.