It has come to my attention via my IFA that my Covent Garden the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be certain whether this is indeed the case?
Your first step should be to contact your Covent Garden lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they may be able to suggest a Covent Garden conveyancing practice that is on the conveyancing panel for your lender.
My husband and I have arranged the release of further monies on our home loan from Clydesdale as we intend to carry out improvements to our house in Covent Garden. Do we need to appoint a local Covent Garden solicitor on the Clydesdale conveyancing panel to handle the legals?
Clydesdale don't usually require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
The formalities of my purchase has taken place for my property in Covent Garden. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
My offer was accepted on an apartment in Covent Garden on 5/3/2024, valuation was booked 2 days after, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are close to exchanging contracts on the sale of our house in Covent Garden and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Covent Garden conveyancer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Covent Garden. Having lived in Covent Garden for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I'm buying my first flat in Covent Garden with a mortgage from Coventry Building Society. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my solicitor about this side-deal as it may affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Last December I purchased a leasehold house in Covent Garden. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, 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 ensure 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).
Following months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Covent Garden. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Covent Garden conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Covent Garden flat is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case was in relation to 1 flat. The unexpired lease term was 73.26 years.
It's been quite a while since I last purchased a house. Searching on the web suggests that the costs range significantly. Is it possible for you to refer me to a cheap Covent Garden solicitor that can help me as well as represent Virgin Money?
LenderPanel.com is restricted to being a directory service for lawyers who wish to be listed as being on the approved conveyancing panel for Virgin Money in certain locations such as Covent Garden . Our intention is not to recommend any specific property lawyer.