It is 10 years ago since I acquired my property in Enfield Lock. Conveyancing lawyers have now been instructed on the sale but I am unable to locate my title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by your lender or they may be archived with the lawyers who acted in the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Enfield Lock involves registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.
We are intent on selling our house in Enfield Lock and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Enfield Lock. Having lived in Enfield Lock for three 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. What do they say? You must check with 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 sickness)
I am buying a new build house in Enfield Lock with a mortgage from HSBC Bank. The builders would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not inform my solicitor about this extras as it will jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I'm converting the mortgage on my primary property to a BTL mortgage with Leeds Building Society and I will use the rest of the raised equity towards another property. The area we are talking about is Enfield Lock. Will your conveyancers be able to act for the two mortgage companies and tie in the transactions?
Make use of our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. On the basis that they are your conveyancer will be able to tie up the two transactions but you should talk with you conveyancer and make apparent your expectations and requirements.
I am looking for a conveyancing practitioner in Enfield Lock for my house move. Is there any facility to see a firm’s complaints history with the legal regulator?
One can read presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.
What advice can you give us when it comes to choosing a Enfield Lock conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Enfield Lock conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Enfield Lock conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
-
If the firm is not ALEP accredited then what is the reason?
After years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Enfield Lock. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to calculate the price.
An example of a Vesting Order and Purchase of freehold matter before the tribunal for a Enfield Lock property is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The number of years remaining on the existing lease(s) was 80.01 years.