We see that you have a search directory identifying solicitors on the HSBC conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Clerkenwell?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Clerkenwell.
Are all Clerkenwell Conveyancing Quality Solicitors on the Santander conveyancing panel?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We had instructed conveyancing lawyers locally in Clerkenwell on the Clydesdale solicitor panel. They are now charging me a supplemental sum for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor is entitled to charge a fee for this. The charge is not dictated by Clydesdale but by your Clerkenwell conveyancer. Some firms on the Clydesdale panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Clerkenwell solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Clerkenwell postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Clerkenwell.
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who dealt with the conveyancing in Clerkenwell 5 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical original deeds to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.
The estate agent has sent us the confirmation of our purchase of a new build flat in Clerkenwell. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Clerkenwell
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Clerkenwell is the location of the property. Is there any advice you can give?
Flying freeholds in Clerkenwell are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clerkenwell you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clerkenwell 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 premises.
Planning to complete next month on a basement flat in Clerkenwell. Conveyancing lawyers inform me that they report fully tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Clerkenwell should include some of the following:
Will you be prohibited or prevented from having pets in the property? The physical ownership of the demise. This will be the flat itself but could also incorporate a loft or storage are if applicable. Defining your legal entitlements in relation to the communal areas in the building.E.G., does the lease permit a right of way over a path or staircase? Details of the parties to the lease, e.g. these could be the (you), head lessor, freeholder
I am the registered owner of a first floor flat in Clerkenwell. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
Most certainly. We are happy to put you in touch with a Clerkenwell conveyancing firm who can help.
An example of a Lease Extension decision for a Clerkenwell premises is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The unexpired term as at the valuation date was 66.8 years.