My wife and I are buying a 1 bedroom apartment in Finchley with a mortgage. We like our Finchley conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Finchley solicitor as well as pay for one of their panel firms to represent them. This feels very unfair; are we not able to insist that the lender use our Finchley conveyancer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Finchley conveyancing solicitor to apply to be on the conveyancing panel.
Would the conveyancing solicitors Indexed on your site carry out auction conveyancing in Finchley?
There are a number of niche solicitors we can connect you with those specialising in auction conveyancing. Finchley is one of the many locations where our lawyers are based.
I am purchasing a property and need a conveyancing solicitor in Finchley who is on the Barclays approved. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Finchley. We dont recommend any particular firm.
I am downsizing from our property in Finchley and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Finchley. Having lived in Finchley for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of 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 life insurance to cover that same ailment)
I've recently bought a leasehold flat in Finchley. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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 months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Finchley. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Finchley residence is Ground Floor 110 Station Road in June 2013. The Tribunal found that the premium payable for a lease extension should be £31,665. This case affected 1 flat. The unexpired residue of the current lease was 56.65 years.
Finally our conveyancing in Finchley is set to complete this Friday, but the sellers I am buying off wants to move out the next day at midday. Can I agree to this?
It is not possible to complete on a Saturday because the bank systems aren't operational.