Recently contacted my conveyancing solicitor in Wormwood Scrubs who acted for me 18 months ago requesting a conveyancing quote based on an identical type of home move (a leasehold residence and a freehold property) of almost identical values with a loan from Virgin Money. I am now being charged twice the amount. Stick with what I know or do I try and find a cheaper online firm of conveyancing solicitor?
The estimate does seem a little steep. If you are happy to expend time scrutinising charges you may be able to decrease the fees marginally by perhaps £125. That being said, providing that you were pleased with the service the firm offered you couldcome to rue opting for an an unknown lawyer. If is important to be sure that the solicitor can also act for Virgin Money. You can make use of our search tool to find a Wormwood Scrubs conveyancing firm on the Virgin Money approved list of lawyers, which can often include conveyancing solicitors in Wormwood Scrubs.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Wormwood Scrubs conveyancer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Wormwood Scrubs. My financial adviser pressured me to appoint their solicitor. I paid an advanced payment of £175. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a flat in Wormwood Scrubs. 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 Nottingham 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 Wormwood Scrubs solicitor is on the Nottingham conveyancing panel.
What does a local search reveal concerning the house we're purchasing in Wormwood Scrubs?
Wormwood Scrubs conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance PSG The local search is essential in every Wormwood Scrubs conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Are there restrictive covenants that are commonly identified as part of conveyancing in Wormwood Scrubs?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Wormwood Scrubs. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Wormwood Scrubs is where the house is located. Is there any advice you can give?
Flying freeholds in Wormwood Scrubs are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wormwood Scrubs you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wormwood Scrubs may ascertain 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 residence.
I am tempted by the attractive purchase price for a two maisonettes in Wormwood Scrubs which have in the region of 50 years remaining on the leases. Will this present a problem?
There are no two ways about it. A leasehold flat in Wormwood Scrubs is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it reduces the marketability of the property. The majority of buyers and mortgage companies, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Wormwood Scrubs conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Having spent years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Wormwood Scrubs. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to determine the premium.
An example of a Freehold Enfranchisement case for a Wormwood Scrubs premises 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 number of years remaining on the existing lease(s) was 64.5 years.