We are buying a 3 bedroom flat in South Harrow with a mortgage. We would like to retain our South Harrow lawyer, however the bank says he's not on their "panel". It seems we have no choice but to instruct one of the bank panel conveyancing practices or keep our South Harrow conveyancing practitioner as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to require that the mortgage company use our South Harrow conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing 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. Another option that might be available is for your South Harrow conveyancing lawyer to apply to be on the conveyancing panel.
We are due to move house in June. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in South Harrow. Conveyancing firm was organised before I stumbled across your website.
On the afternoon of completion you can pick up the keys from the selling agent but this can only be done after the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you will need to tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you choose a conveyancing in South Harrow or a lawyer with expertise in conveyancing in South Harrow.
My wife and I purchasing a terrace house in South Harrow. Our aim is to carry out an extension to the side at the property.Will legal conveyancing on the property include enquiries to determine if these alterations are allowed?
Your solicitor should check the deeds as conveyancing in South Harrow can occasionally reveal restrictions in the title documents which prohibit certain alterations or require the permission of a 3rd party. Many works require local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
I was told four weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in South Harrow is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just had an offer accepted on a new build apartment in South Harrow. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in South Harrow
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.
My husband and I may need to let out our South Harrow garden flat for a while due to a career opportunity. We used a South Harrow conveyancing practice in 2002 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your last South Harrow conveyancing lawyer is not available you can review your lease to see if it allows you to sublet the apartment. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain consent from your landlord or some other party in advance of subletting. The net result is that you cannot sublet without prior consent. Such consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord for their consent.
I inherited a ground floor flat in South Harrow. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the price payable.
An example of a Lease Extension case for a South Harrow residence is GFF 1 Holyrood Avenue in May 2014. The Tenant wished to acquire a new (extended) lease and applied to the Willesden County Court who granted a vesting order on 20* March2013. The Tribunal decied that the premium to be paid was £9,062 This case affected 1 flat. The unexpired residue of the current lease was 79 years.
My lender have just issued us with a mortgage offer. We have retained a local conveyancer in South Harrow yesterday. Today, our financial adviser phoned to advise us that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we had no idea that the bank had a say Is this legal?
You can actually instruct any conveyancing solicitor you want to select for your conveyancing in South Harrow but if your lender aren't happy with them you will have to fork out an extra fee so the bank can retain their own conveyancer too. It may be possible your preferred conveyancing firm to get included on to the bank panel. You can use online search facilities including lenderpanel.com to find a conveyancing solcitor in South Harrow on the bank panel. You can go into your local bank branch in South Harrow. They will know some good conveyancing solicitors in South Harrow on the approved list.