Can the conveyancing solicitors that you recommend handle auction conveyancing in Hackbridge?
We know of a few auction practitioners we can connect you with those specialising in auction conveyancing. Hackbridge is one of the many locations in which our lawyers cover.
Is there a list of Nationwide panel conveyancers in Hackbridge on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings open the public on the web. If you are in need of a Hackbridge conveyancing practitioner on the Nationwide please make the most of our tool.
My wife and I are in the throws of viewing apartments in Hackbridge and I am now considering a potential offer. Is it sensible to have a solicitor on ‘stand by’? I intend to finance via a home loan with UBS.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are obtaining a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Hackbridge solicitor on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I decided to have a survey completed on a house in Hackbridge ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks may refuse to issue a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hackbridge. Conveyancing will be smoother if you use a solicitor in Hackbridge especially if they regularly deal with such properties in Hackbridge.
I only have Seventy years left on my lease in Hackbridge. I now want to extend my lease but my freeholder is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to locate the landlord. On the whole an enquiry agent should be helpful to try and locate and to produce a report which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Hackbridge.
Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Hackbridge. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing freeholder 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 calculate the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Hackbridge residence is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case affected 2 flats. The unexpired term was 72 years.
My friend mentioned that before selecting a conveyancing firm they need approved by your bank. I am a FTB but I have an offer in principle from Virgin Money and I already have a family conveyancing solicitor in Hackbridge at the ready. Can Nat West Bank need an approved conveyancer to be used? Does a list of panel firms even exist for my conveyancing in Hackbridge?
You should use a solicitor that is on the Nat West Bank panel. Simply call your chosen Hackbridge conveyancing solicitor to check if they are on the Nat West Bank panel. If they are not approved you have a number of choices available to you here:
- Carry on with your existing Hackbridge property lawyer but Nat West Bank will undoubtedly use a conveyancer from their approved list. The net result is additional cost and potential delay.
- Get a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the Nat West Bank conveyancing panel.
- Convince your conveyancer to do everything within their powers to get listed on the Nat West Bank panel of solicitors.