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Find a Croxley Green Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Croxley Green? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Croxley Green transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Croxley Green

My lawyer in Croxley Green has never been on on the Nationwide Building Society Solicitor Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the Nationwide Building Society approved list?

Your options are as follows:

  1. Carry on with your existing Croxley Green solicitors but Nationwide Building Society will need to retain a solicitor on their list of acceptable firms. This will result in additional total conveyancing fees and result in delays.
  2. Get an alternative practitioner to to deal with the conveyancing, remembering to check they are on the Nationwide Building Society panel

Please help - my lawyer says that flying freehold insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Croxley Green?

The appropriate level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

I am purchasing a property in Croxley Green. 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 your lender is Coventry BS your lawyer must follow the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties countrywide and is not limited to Croxley Green.

I am expecting a OIP from TSB 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 TSB recommend any Croxley Green solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Croxley Green solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

Me and my brother own a semi-detached Georgian property in Croxley Green. Conveyancing solicitor acted for me and Santander. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??

You need to 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 Croxley Green and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.

How does conveyancing in Croxley Green differ for newly converted properties?

Most buyers of new build residence in Croxley Green come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because house builders in Croxley Green tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Croxley Green or who has acted in the same development.

Jane (my partner) and I may need to rent out our Croxley Green garden flat temporarily due to taking a sabbatical. We instructed a Croxley Green conveyancing firm in 2003 but they have since shut and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

Your lease dictates the relationship between the landlord and you the leaseholder; in particular, it will say if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Croxley Green do not prevent subletting altogether – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I am the proprietor of a first flat in Croxley Green. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?

in cases where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to judgment on the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Croxley Green property is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case related to 3 flats. The remaining number of years on the lease was 71 years.

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Find out more about how flying freehold can affect your the value of a property.