I have just been advised by my IFA that my Radlett lawyer is not on the lender Solicitor panel. How can I be sure that this is correct?
The sensible course of action for you to take is to contact your Radlett conveyancer. You lawyer should inform you what has happened. If they are not on the panel they may be able to suggest a Radlett conveyancing practice that is on the approved list of lawyers for your lender.
I have given 8 weeks notice to my existing landlord and have to be out of my let out apartment in Radlett by the end of next month. Conveyancing on my purchase is underway. Can I complete in six weeks as don't want to have to find temporary accommodation?
It is unwise to serve notice on a rental until your lawyer suggests that you should. If you have not previously done so, speak to your lawyer and request that they chase the sellers lawyers, try to get a realistic time scale from them that everyone will aim towards
Do I have to attend the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Radlett so that I can attend their offices if required.
Whereas this was necessary twenty years ago, most lenders no longer need their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to provide identification documents and there are still distinct advantages to choosing a locally based practitioner, in your situation a conveyancing solicitor in Radlett.
is it true that all Radlett solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.
We had chosen conveyancers located in Radlett on the Lloyds solicitor panel. They have just invoiced me an additional charge for handling the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. The fee is not dictated by Lloyds but by your Radlett conveyancing practitioner. Some firms on the Lloyds panel will quote ’dealing with mortgage’ fee and others do not.
After what seems like an age I have had an offer on a flat in Radlett accepted, but there is a chain. The vendors have put an offer on somewhere, but it’s not yet tied up, and are looking at other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Radlett. What do I do now? When do I get the mortgage application with Santander going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then valuation, Radlett conveyancing search charges, etc). First, you should check that your conveyancer is on the Santander approved list. Regarding the next stages this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. During a rising market the majority of buyers would apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Radlett.
Can you provide any top tips for leasehold conveyancing in Radlett with the purpose of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Radlett can be avoided where you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers. The majority of landlords or Management Companies in Radlett levy fees for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Radlett. If you are supposed to have a share in the freehold, you should ensure that you have the original share document. Arranging a re-issued share certificate can be a time consuming formality and frustrates many a Radlett conveyancing deal. If a reissued share certificate is needed, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to unsettled.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Radlett. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Radlett conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Radlett property is 42 Churchill Road in March 2013. The Tribunal determined that the price payable in respect of the acquisition of the freehold of the property as required under the terms of the Court Order dated 21 December 2012, is£26,958 This case was in relation to 1 flat.