We wish to acquire a purpose built apartment in Hackbridge with a mortgage from National Westminster Bank.We like our Hackbridge conveyancing solicitor but National Westminster Bank says his firm is not on their "panel". We have to appoint a National Westminster Bank panel firm or keep our preferred solicitor and pay for a National Westminster Bank panel lawyer to represent them. This seems very unfair; Can we not simply insist that National Westminster Bank use our lawyer?
No, not really. The home loan offered to you contains terms and conditions, a common one being that conveyancers must be on the National Westminster Bank solicitor 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 lawyer to apply to be on the conveyancing panel for National Westminster Bank
I am helping my mother sell her flat in Hackbridge. Will the solicitor order the energy performance certificate or it is for the seller to see to?
After the demise of Home Packs, energy assessments was kept a required part of selling a house. An energy performance certificate should be to hand before the property is marketed. It is not as aspect of the sale process that lawyers ordinarily arrange. Where you are instructing a Hackbridge conveyancing solicitor they might be willing to arrange EPC’s due to their contacts with long established local accredited person
I recently had an offer agreed on an apartment in Hackbridge. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £200. Shortly after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the HSBC 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 HSBC 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.
Intending to buy a flat in Hackbridge. 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 Barclays 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 Hackbridge conveyancing practitioner is on the Barclays conveyancing panel.
It has been 3 months following my purchase conveyancing in Hackbridge completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Just had an offer accepted on a new build apartment in Hackbridge. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hackbridge
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
There are only Fifty years unexpired on my flat in Hackbridge. I now wish to extend my lease but my freeholder is absent. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to find the landlord. For most situations a specialist would be useful to carry out a search and to produce a report to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Hackbridge.
I am the registered owner of a ground-floor 1960’s flat in Hackbridge. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
Absolutely. We are happy to put you in touch with a Hackbridge conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Hackbridge premises is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case affected 2 flats. The unexpired term was 72 years.