I am buying a leasehold flat in Hook. My Solicitor is not on the bank approved list. Can I still retain my Hook conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
You will need to use a property lawyer to deal with the legal work required when you need a loan to buy your home. The lawyer will conduct all the relevant due diligence on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. You may select a Hook conveyancer of your choice. Nevertheless, if the solicitor appointed is not on the lender approved list further costs will be levied as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so if your solicitor has not in the past sought membership they should take the opportunity to apply.
My grandson is in the process of securing a new build apartment in Hook with a mortgage from RBS. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are planning to acquire a flat and require a conveyancing solicitor in Hook who is on the Lloyds approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Hook.
I am refinancing my flat in Hook, does my lawyer have to be on the Skipton Solicitor panel?
In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I just bought a flat at auction in Hook. Conveyancing is needed. What is next?
Having legally bound yourself to purchase you will need to instruct a conveyancing lawyer as a matter of urgency as you are faced with a pending deadline in which to complete the purchase. All auction property will have an associated auction set of papers. This will likely include evidence of title and search results. In the case of leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in order to complete the transaction on the set completion date.
Does a directory service exist listing Co-operative panel conveyancers in Hook on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings viewable on the web. If you are looking for a Hook conveyancer on the Co-operative please make the most of our tool.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Hook solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What advice can you give us when it comes to choosing a Hook conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Hook conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Hook conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
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How experienced is the firm with lease extension legislation? What volume of lease extensions have they completed in Hook in the last 12 months?
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 Hook. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to arrive at the price payable.
An example of a Lease Extension matter before the tribunal for a Hook property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.