I am expecting a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Crouch End solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Crouch End solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Intending to buy a maisonette in Crouch End. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Crouch End solicitor is on the RBS conveyancing panel.
I was told four weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Crouch End is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm purchasing my first flat in Crouch End with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my conveyancer about this deal as it could adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Taking into account that I am about to spend over three hundred thousand on a two bedroom apartment in Crouch End I wish to have a conversation with the solicitor concerning thetransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be doing your conveyancing in Crouch End.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Crouch End should be the amount on the final invoice that you end up paying.
My husband and I are new to the buying process - had an offer accepted, yet the property agent informed us that the owners will only proceed if we use their recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Crouch End
It is improbable the vendors are behind this. Should the seller want ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Bypass the agents and go straight to the owners and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you intend to use your own,trusted Crouch End conveyancing lawyers - not the ones that will earn their estate agent a kickback or meet his conveyancing figures pre-set by senior management.
My wife and I may need to rent out our Crouch End 1st floor flat temporarily due to taking a sabbatical. We used a Crouch End conveyancing practice in 2002 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease governs the relationship between the landlord and you the flat owner; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Crouch End do not prevent subletting altogether – such a clause would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Crouch End. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a Crouch End conveyancing firm who can help.
An example of a Lease Extension decision for a Crouch End residence is Flat 2A 19 Shepherds Hill in June 2014. The tribunal concluded in accordance with section 48 and schedule 13 of the Leasehold Reform,Housing and Urban Development Act (the 1993 Act) that the premium payable in respect of the grant of a new lease for the Flat be £24,303 (twenty four thousand three hundred and three pounds) This case affected 1 flat. The number of years remaining on the existing lease(s) was 67.85 years.
Do I stop the direct debit for my mortgage with Santander once a completion date for my home sale in Crouch End has been set?
No, you should maintain meeting any mortgage payments to Santander pending the mortgage being redeemed on completion as part of your Crouch End conveyancing.