Is the fact that my solicitor in Barnet is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Barnet conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am buying a house without a mortgage in Barnet. I have been living for the last 20 years in Barnet. Conveyancing searches are expensive. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Barnet conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches carried out, but she is duty bound to take that path of guidance. One thing to bear in mind; if you are likely to sell the house at a future date, it will likely be be of relevance to your prospective purchaser what the searches contain. There are plenty of instances where houses with no practical issues can still reveal unpredicted search results. A good conveyancing solicitor in Barnet should be able to give you some constructive advice concerning this.
Have just purchased a repossessed house at auction in Barnet. Conveyancing is necessary. What are my next steps?
Now that you are exchanged you will need to appoint a conveyancing lawyer as a matter of urgency as you are faced with a tight a drop dead date to complete the transaction. Every auction property will ordinarily have an associated legal pack. This will include evidence of title and search results. In the case of leasehold premises the auction papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to hand this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that your finances are organised to complete on the date specified in the contract.
We previously chose conveyancers located in Barnet on the UBS solicitor approved list. They have just billed me a further amount for handling the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The charge is not set by UBS but by your Barnet lawyer. Numerous firms on the UBS panel will charge ’dealing with mortgage’ fee and others do not.
Last month we had a mortgage agreed in principle with Yorkshire BS. Barnet conveyancing practitioners are instructed. How long does it take for Yorkshire BS to send the offer to the lawyer?
There is no definitive answer here. Have Yorkshire BS completed the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I note that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a residence in Barnet? or Apparently there is a law dating back centuries that could mean that homeowners residing in a parish church boundary may be liable to pay for maintenance to the chancel within the church. Is this a legitimate concern for conveyancing in Barnet?
Unless a previous acquisition of the premises completed after 12 October 2013 you can assume that conveyancing practitioners handling conveyancing in Barnet to continue to propose a a chancel search and or chancel repair liability policy.
Is it simple use your search app to get a costs illustration from a conveyancing solicitor in Barnet on the authorised to act for my lender?
First select a bank such as Santander, The Royal Bank of Scotland or Barclays Direct then type in your location such as Barnet. Conveyancing firms in Barnet and nationally will then be shown.
I wish to let out my leasehold flat in Barnet. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Your lease dictates relations between the landlord and you the flat owner; specifically, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Barnet do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
Notwithstanding our best efforts, we have been unsuccessful in negotiating a lease extension in Barnet. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Barnet conveyancing firm who can help.
An example of a Lease Extension decision for a Barnet flat is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case related to 1 flat. The unexpired lease term was 76 years.