I have just been advised by my broker that my Hillingdon the law firm I have appointed is not on the bank Solicitor panel. How can I be sure that this is correct?
Your first step should be to contact your Hillingdon lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may recommend you to a Hillingdon conveyancing practice that is on the conveyancing panel for your mortgage company.
Our lawyer has uncovered a a legal deficiency with the lease for the flat we are purchasing in Hillingdon. The other side have offered title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that he must be satisfied that the bank is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. The appropriate lender specifications must be adhered to.
My fiance and I wish to acquire a newly converted flat in Hillingdon with a loan from Godiva Mortgages Ltd.We use our Hillingdon conveyancing solicitor but Godiva Mortgages Ltd informed us his firm is not listed on their approved list of member firms. We have to appoint a Godiva Mortgages Ltd panel solicitor or retain our high street solicitor and pay for a Godiva Mortgages Ltd panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you contains various provisions, one of which will be that solicitors needs to be on the Godiva Mortgages Ltd approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd
Should commercial conveyancing searches disclose planned roadworks that may affect a commercial estate in Hillingdon?
Its becoming the norm that commercial conveyancing solicitors in Hillingdon will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Hillingdon. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hillingdon.
For every commercial conveyancing transaction in Hillingdon it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Hillingdon commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Hillingdon.
I wish to sublet my leasehold flat in Hillingdon. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Even though your previous Hillingdon conveyancing lawyer is not available you can check your lease to see if you are permitted to let out the apartment. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you need to seek consent via your landlord or some other party before subletting. The net result is that you cannot sublet without first obtaining consent. Such consent must not not be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Hillingdon. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to arrive at the price payable.
An example of a Freehold Enfranchisement decision for a Hillingdon property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case was in relation to 2 flats. The remaining number of years on the lease was 69 years.