My IFA says he needs my Swiss Cottage lawyer’ panel member for the Nat West conveyancing panel. What is the best way to discover this. I have contacted my local Swiss Cottage branch but they have not got back to me yet.
Have you tried calling your Swiss Cottage conveyancer about this?. Most Swiss Cottage conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
How does conveyancing in Swiss Cottage differ for newly converted properties?
Most buyers of new build premises in Swiss Cottage come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Swiss Cottage usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Swiss Cottage or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £305k and identified one close by in Swiss Cottage I like with open areas and station in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in Swiss Cottage suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the remaining unexpired lease term may be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
Having had my offer accepted I require leasehold conveyancing in Swiss Cottage. Before diving in I would like to find out the remaining lease term.
If the lease is registered - and almost all are in Swiss Cottage - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Swiss Cottage conveyancing firm to represent me?
Absolutely. We are happy to put you in touch with a Swiss Cottage conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Swiss Cottage property is Raised Ground Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case related to 2 flats. The unexpired lease term was 16.83 and 16.43.
I have instructed a Swiss Cottage conveyancing solicitor for our house purchase (novice purchasers) and have spotted in the Ts and Cs that they are not overseen by the FCA. Should I be concerned or is that standard with conveyancing practitioner?
We can't see why they should be. Most solicitor don't lend money. You should check that they are regulated by the SRA, who have strict obligations in place on monies sitting in their bank.