Am I correct in assuming that the fact that my solicitor in Camden is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Camden conveyancing practice and enquire why they are no longer on the approved list for your lender.
The Camden conveyancing firm handling our Camden conveyancing has uncovered a difference when comparing the surveyor’s assumptions in the home valuation survey and what is in the title deeds. My solicitor has advised that he must ensure that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Various internet forums that I have visited warn that are the main reason for obstruction in Camden conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Camden.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who handled the conveyancing in Camden 5 years ago no longer exist. What do I do?
Nowadays there are duplicates made of almost everything, and your solicitor will know precisely where to look for all the appropriate paperwork so you may purchase or sell your property without any difficulty. If duplicates are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.
Last September I purchased a leasehold property in Camden. 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 owner 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 be sure 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).
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Camden. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price.
An example of a Lease Extension decision for a Camden residence is Flat 2 27 Mackeson Road in December 2012. The Tribunal assessed the value of the lease extension premium at £35,435 and rounded the figure to £35,500 This case affected 1 flat. The unexpired lease term was 64.77 years.
Why is New Build conveyancing in Camden more expensive?
Conveyancing in Camden for recently converted or new build properties usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as additional investigations and contractual concerns.