My fiancee and I are buying our first home. The lawyer has calledto check if we wish to order extra conveyancing searches. We are really unsure what's appropriate for conveyancing in Wormwood Scrubs
The range of Wormwood Scrubs conveyancing searches should be dictated primarily on the property, the location, the possibility of any of these risks, your familiarity of the region and risks, your general attitude to risk. What is important is that you properly appreciate what information the searches could supply. You may then make a decision if you consider that you need that information. Where you are uncertain, ask your conveyancing practitioner to offer guidance.
My lawyer in Wormwood Scrubs is not listed on the Clydesdale Conveyancing Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the Clydesdale list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Wormwood Scrubs lawyers but Clydesdale will need to instruct a lawyer on their panel. This will inevitably rack up the overall conveyancing fees and result in delays.
- Find an alternative lawyer to to deal with the purchase, remembering to check they are on the Clydesdale panel
Is it the case that all Wormwood Scrubs solicitor practices on the Yorkshire BS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be overseen by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
We previously instructed conveyancing lawyers located in Wormwood Scrubs on the Clydesdale solicitor approved list. They are now charging me a separate amount for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer may levy a fee for this. The charge is not dictated by Clydesdale but by your Wormwood Scrubs solicitor. Some firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.
I am buying a property in Wormwood Scrubs. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties nationwide and is not limited to Wormwood Scrubs.
Due to the advice of my in-laws I had a survey completed on a house in Wormwood Scrubs before appointing conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies tend not give a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wormwood Scrubs. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Wormwood Scrubs and how can your lawyers assist?
The particular law that you refer to gives protection to commercial lessees, granting the dueness to apply to court for a renewal lease and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Wormwood Scrubs is one of our many locations in which our lawyers have offices
I have just appointed agents to market my ground floor flat in Wormwood Scrubs. Conveyancing lawyers have not yet been instructed, but I have just received a half-yearly maintenance charge demand – what should I do?
It best that you clear the service charge as usual as all ground rent and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the proprietor of a first floor flat in Wormwood Scrubs. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
You certainly can. We can put you in touch with a Wormwood Scrubs conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Wormwood Scrubs flat is 23 & 23A Collingbourne Road in June 2013. Tribunal was dealing with the assessment of the value of the freehold reversion and determination of the terms of the acquisition pursuant to an Order of District Judge Lightman dated 25 February 2013 vesting the freehold interest in the property in the applicant. The tribunal assessed the price of the freehold (to which any arrears or other sums due to the missing landlord under the leases should be added) at £81,638. This case was in relation to 2 flats. The unexpired residue of the current lease was 64.5 years.