I am expecting a mortgage with Nat West. My intention is to retain the legal services of a Licensed Conveyancer in Hartfield. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is 10 years ago since I purchased my house in Hartfield. Conveyancing solicitors have now been retained on the sale but I am unable to find the title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with your lender or they could be in the possession of the solicitor who handled your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Hartfield relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
My lender has recommended a law firm on their panel based in Hartfield but I would rather instruct a conveyancing lawyer in Hartfield round the corner to me. Are you able to assist?
Far from all Hartfield conveyancing practices are listed all banks conveyancing panel. Use our find an approved solicitor tool to find a Hartfield conveyancing firm on the on the lender panel.
Will my solicitor be raising questions regarding flooding as part of the conveyancing in Hartfield.
Flooding is a growing risk for solicitors carrying out conveyancing in Hartfield. There are those who purchase a house in Hartfield, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Hartfield. The standard information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to find out if the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser could commence a compensation claim as a result of such an misleading reply. A purchaser’s conveyancers may also commission an enviro search. This will reveal if there is a recorded flood risk. If so, further investigations should be conducted.
Do you have any advice for leasehold conveyancing in Hartfield with the purpose of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Hartfield can be reduced where you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ conveyancers. A minority of Hartfield leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. The majority of landlords or managing agents in Hartfield charge for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Hartfield. If you hold a share in a the Management Company, you should make sure that you hold the original share certificate. Arranging a new share certificate is often a time consuming process and frustrates many a Hartfield conveyancing transaction. Where a duplicate share is required, you should approach the company officers or managing agents (if applicable) for this as soon as possible.
I invested in buying a 2 bed flat in Hartfield, conveyancing formalities finalised in 2012. How much will my lease extension cost? Corresponding flats in Hartfield with over 90 years remaining are worth £260,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2093
You have 74 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.