My IFA has requested my Archway law firm’s panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have called my local Archway office but they cant find it on their system.
You are best placed to get this information from your Archway lawyer . They retain a central record lender panel numbers.
My lender has recommended solicitors on their panel based in Archway but I would rather use a conveyancing lawyer in Archway round the corner to me. Can you help?
The minority of Archway conveyancing practitioners are on all lender’s conveyancing panel. Do make use of our search tool to identify a Archway conveyancing firm on the on the mortgage company panel.
Should our lawyer be asking questions regarding flooding as part of the conveyancing in Archway.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Archway. There are those who acquire a house in Archway, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Archway. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not revealed by the seller, then a purchaser could issue a compensation claim as a result of such an misleading reply. The purchaser’s conveyancers should also commission an enviro report. This should indicate whether there is any known flood risk. If so, more detailed investigations should be made.
Due to the input of my in-laws I had a survey completed on a property in Archway in advance of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some banks will refuse to give a loan on this type of property.
It depends who your proposed lender is. Santander has different requirements from Halifax. 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 used to dealing with flying freeholds in Archway. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Archway to see if the conveyancing costs will increase in light of this.
I've recently bought a leasehold flat in Archway. Do I have any liability for service charges relating to a period prior to completion of my purchase?
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. 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).
After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Archway. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We are happy to put you in touch with a Archway conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Archway property is Flat 2A 19 Shepherds Hill in June 2014. The tribunal concluded in accordance with section 48 and schedule 13 of the Leasehold Reform,Housing and Urban Development Act (the 1993 Act) that the premium payable in respect of the grant of a new lease for the Flat be £24,303 (twenty four thousand three hundred and three pounds) This case was in relation to 1 flat. The unexpired term was 67.85 years.
My mortgage broker has recommended their property lawyer for our conveyancing in Archway - Surely it’s easier to just instruct them?
You need to establish if the selling agent is recommending a solicitor or introducing to a lawyer. There are plenty of Archway estate agents who recommend two or three Archway conveyancing firms purely based on those lawyers offering a great service.