I had intended to instruct a property lawyer in Albany Park for our house purchase. Our broker informed us that our bank Aldermore won't deal with them. Surely this is unduly restrictive?
Banks normally restrict either the type or the amount of conveyancing practices on their panel. A common example of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the type of firm, some have reduced the amount of solicitor practices they permit to act for them. You should note that Aldermore have no responsibility for the quality of advice provided by any member of Aldermore Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there remains mixed opinions concerning the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Albany Park only carry out one or two conveyances per annum.
is it true that all Albany Park solicitors on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
How can we know in advance if a Albany Park conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Albany Park seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your conveyancing.
I have paid off my mortgage with TSB. I assume I don't need a Albany Park lawyer on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Due to the input of my in-laws I had a survey completed on a property in Albany Park ahead of instructing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some banks tend not issue a loan on this type of house.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Albany Park. Conveyancing may be slightly more expensive based on your lender's requirements.
I am four weeks into a freehold purchase having been directed to solicitors by the local agent to carry out the conveyancing in Albany Park. I am am very dissatisfied with the level of service. Can you you assist me in finding new solicitors?
A lawyer would need to be really bad in order to consider diss instructing them. Has the loan offer been generated? If so you must inform them of the new contact details and get the mortgage documents are re-sent. Your conveyancer needs to be on the lenders approved list to avoid escalating charges and frustration. So that should be your starting point. Our find a solicitor tool should help you find a lender approved lawyer for your conveyancing in Albany Park
There are only 72 years left on my flat in Albany Park. I now wish to get lease extension but my landlord is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to locate the lessor. On the whole an enquiry agent would be useful to try and locate and to produce an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the application to the County Court overseeing Albany Park.
Having spent years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Albany Park. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to make a decision on the price.
An example of a Vesting Order and Purchase of freehold matter before the tribunal for a Albany Park premises is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case related to 2 flats. The unexpired term was 80.01 years.
If instructed can a conveyancer remove someone from the title of my home in Albany Park ?
Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer