I am progressing with the sale of my apartment in Barons Court and the EA has just telephoned to say that the purchasers are changing their law firm. The excuse is that the lender will only work with solicitors on their approved list. Why would a big named lender only engage with certain lawyers rather the firm that they want to choose to handle their conveyancing in Barons Court ?
Mortgage companies have always had an approved set of law firms that can represent them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
Can the conveyancing practitioners that you recommend conduct auction conveyancing in Barons Court?
There are a number of auction practitioners we can put you in touch with those specialising in auction conveyancing. Barons Court is just one of hundreds of locations where our lawyers are based.
We are looking to buy a house and require a conveyancing solicitor in Barons Court who is on the RBS solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Barons Court.
We are planning to purchase with Coventry BS. I went into a few high street practices yet am unable to find a Barons Court conveyancing firm on the Coventry BS approved list. Could you assist?
Please do take advantage of the find a conveyancing panel solicitor tool on this web page. Please choose the building society and type Barons Court or your preferred area and you will see a number of lawyer located in Barons Court or near you.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Barons Court is where the house is located. Can you shed any light on this issue?
Flying freeholds in Barons Court are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Barons Court you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barons Court may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We have reached the end of our tether in trying to reach an agreement for a lease extension in Barons Court. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Barons Court conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Barons Court flat is 19 Crisp Road in June 2009. Following a vesting order (Under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993) The tribunal determined that the premium payable for the acquisition of the freehold was £33,756,apportioned as to£12,285 for the lower at and £21,471for the upper fat. This case related to 2 flats. The number of years remaining on the existing lease(s) was 68.32 years.
In relation to leasehold conveyancing in Barons Court what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Barons Court. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:
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Repairing obligations to or maintain elements of the property Service charge per centages that don't add up correctly leaving a shortfall
You will have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Bank of Scotland, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to withdraw.