Can I use your services to find a Conveyancing solicitor in Archway even where I’m not purchasing or selling a house, for instance where I wish to acquire a shop in Archway with a mortgage from Birmingham Midshires?
Our comparison service is primarily utilised to help choose residential conveyancing solicitors in Archway but we have listed at the bottom of this page a few Archway commercial conveyancing firms. You will need to speak with the company directly to see if they can also act for Birmingham Midshires
I am buying a property in Archway. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Lloyds your lawyer must follow the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to Lloyds where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties countrywide and is not isolated to Archway.
It is unclear whether my lender requires a lease extension. I have called into my local Archway bank branch on numerous occasions and was informed it wasn't an issue and they will lend. My Archway conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I simply don't know who is right.
Provided that the lawyer is on the bank approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Archway solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Archway surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What does a local search inform me about the property we're purchasing in Archway?
Archway conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search plays an important part in many a Archway conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Me and my brother purchased a terraced Georgian property in Archway. Conveyancing solicitor acted for me and Barclays . I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Archway and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing practitioner who carried out the work.
I am purchasing my first flat in Archway with a mortgage from Aldermore. The sellers refused to reduce the price so I negotiated 6k of additionals instead. The estate agent told me not reveal to my conveyancer about the extras as it could jeopardize my mortgage with Aldermore. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I am an executor of my recently deceased mother’s Will, with a house in Archway which is to be sold. The property is unregistered at HMLR and I'm told that many estate agents will insist that it is done before they'll move forward. What's the mechanism for this?
In the circumstances that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.