My mortgage broker has asked me for my Chorleywood lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have tried my local Chorleywood branch but they cant find it on their system.
You are best placed to get this information from your Chorleywood conveyancing practitioner . Most Chorleywood law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
As a novice what is the most important piece of guidance you can give me regarding purchase conveyancing in Chorleywood?
Not many law firms shout this from the rooftops but conveyancing in Chorleywood and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists lots of room for friction between you and others involved in the legal transfer of property. For instance, the seller, property agent and sometimes your mortgage company. Appointing a law firm for your conveyancing in Chorleywood an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to protect your best interests and to protect you.
Every so often a potential adversary may try and convince you that you should follow their advice. For example, the estate agent may claim to be helping by suggesting your lawyer is wrong. Or your mortgage broker may tell you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties in the conveyancing process.
A colleague advised me that if I am purchasing in Chorleywood I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Chorleywood conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Chorleywood around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Chorleywood Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Chorleywood Education with plans and statistics, Local Amenities and other useful information about Chorleywood.
Last February I purchased a leasehold property in Chorleywood. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a two-bedroom flat in Chorleywood. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
Absolutely. We can put you in touch with a Chorleywood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Chorleywood residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired term as at the valuation date was 71 years.
Would local authority consent be necessary to convert a house into multiple appartments in Chorleywood? This has occurred to a property adjacent to my house in Chorleywood and was unaware of the conversion until it was complete.
Planning consent is necessary for converting a single house in Chorleywood into apartments but possibly not for reverting back to single dwelling-house so, in answer to your question, yes.