My brother-in-law has suggested I instruct a conveyancing solicitor in Camden. I I would like to check if they are on the Leeds Building Society approved list of lawyers. Could you help?
You should e-mail your lawyer and ask them if they can act for the lender. Otherwise please get in touch with Leeds Building Society who may be able to confirm.
Are all Camden Conveyancing Quality Solicitors on the Aldermore conveyancing panel?
Some major lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I'm spending time viewing houses in Camden and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with HSBC.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are seeking a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Camden conveyancing practitioner on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I used Arc property Solicitors a few years ago for my conveyancing in Camden. Now, I need the files but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Camden of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it possible to change solicitor as I have to choose one who is on the Skipton Building Society conveyancing panel. I hired a family conveyancing solicitor in Camden round the corner but he is not accepted by Skipton Building Society
It would be our pleasure to assist you find a conveyancing solicitor in Camden on the Skipton Building Society panel. Please note that the law firms that we list do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Camden. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Camden.
My husband and I are novice buyers - agreed a price, but the agent informed us that the vendor will only move forward if we instruct the agent's preferred solicitors as they need an ‘expedited deal’. We would rather use a family conveyancer who is accustomed to conveyancing in Camden
It is highly unlikely the owners are driving this. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Contact the sellers directly and explain that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Camden conveyancing solicitors - not the ones that will earn the estate agent a commission or achieve conveyancing thresholds demanded by senior management.
I am looking at a couple of apartments in Camden which have in the region of fifty years unexpired on the lease term. Will this present a problem?
There is no doubt about it. A leasehold apartment in Camden is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the value of the premises. The majority of purchasers and mortgage companies, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Camden conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Having spent months 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 freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to assess the sum to be paid.
An example of a Lease Extension case for a Camden premises 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 number of years remaining on the existing lease(s) was 64.77 years.