My fiance and I are looking to buy a home in Belsize Park and are in fact using a Belsize Park conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. National Westminster Bank have this evening contacted us to inform me that there is now an issue as our Belsize Park solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Belsize Park lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Have just purchased a probate house at auction in Belsize Park. Conveyancing is needed. What are my next steps?
Given that you are now legally bound yourself to purchase you will need to hire the services of a conveyancing practitioner as a matter of urgency as you are facing a fast approaching deadline in which to complete the conveyancing. All auction property will have a bespoke legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
Is it the case that all Belsize Park conveyancing solicitors on the Aldermore conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.
My husband and I have arranged the release of further funds on our mortgage from Bank of Ireland as we intend to conduct alterations to our home in Belsize Park. Do we need to choose a high street Belsize Park solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland would not normally instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.
I am downsizing from our house in Belsize Park and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Belsize Park conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing outfit as opposed to a conveyancing solicitor in Belsize Park. Having lived in Belsize Park for 4 years we know that this is a non issue. Should we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
What does commercial conveyancing in Belsize Park cover?
Non domestic conveyancing in Belsize Park covers a broad array of services, supplied by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
My husband and I are novice buyers - agreed a price, but the agent has warned us that the seller will only proceed if we use their recommended solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Belsize Park
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make the point that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Belsize Park conveyancing solicitors - not the ones that will provide their estate agent a kickback or meet his conveyancing targets demanded by senior management.
Back In 2000, I bought a leasehold flat in Belsize Park. Conveyancing and HSBC Bank mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Belsize Park who acted for me is not around. Any advice?
The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Belsize Park conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Belsize Park conveyancing firm to assist?
if there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to calculate the premium.
An example of a Lease Extension matter before the tribunal for a Belsize Park residence is First Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case related to 2 flats. The unexpired lease term was 16.83 and 16.43.