I am buying a terraced house in Rayners Lane. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Rayners Lane you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Rayners Lane.
My wife and I purchasing a 4 bedroom semi-detached house in Rayners Lane. The intention is to an extension at the rear at the property.Will the conveyancing process include enquiries to ascertain if these alterations are allowed?
Your conveyancer will check the registered title as conveyancing in Rayners Lane will on occasion identify restrictions in the title deeds which restrict categories of works or require the permission of another owner. Many works require local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
When it comes to lenders such as Nationwide, do Rayners Lane conveyancing practitioners incur a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
It is not clear whether my bank requires a lease extension. I have telephoned my Rayners Lane bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Rayners Lane conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the conveyancing practitioner is on the bank panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have been told that property searches are a common reason for obstruction in Rayners Lane house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Rayners Lane.
The deeds to my house can not be found. The lawyers who did the conveyancing in Rayners Lane 4 years ago no longer exist. What are my next steps?
In today’s world there are copies made of almost everything, and your conveyancer will know exactly where to locate all the appropriate paperwork so you can buy or sell your house without a hitch. If copies can’t be located, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
I have just appointed agents to market my 2 bed flat in Rayners Lane. Conveyancing has not commenced, but I have just had a quarterly service charge demand – what should I do?
The sensible thing to do is discharge the service charge as normal given that all rents and maintenance charges will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Rayners Lane conveyancing firm to represent me?
You certainly can. We can put you in touch with a Rayners Lane conveyancing firm who can help.
An example of a Lease Extension decision for a Rayners Lane premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 53.26 years.