Am I correct in assuming that the fact that my solicitor in Friern Barnet is not on my lender's conveyancing panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Friern Barnet conveyancing firm and ask them why they are no longer on the approved list for your bank.
I have given 8 weeks notice to my existing landlord and have to leave my rented property in Friern Barnet by 11/9/2024. Conveyancing for my house purchase has just started. Is it possible to complete in 4 weeks as I wish to avoid having to find short term accommodation?
Generally one should not give notice for your letting until your lawyer suggests that you should. Assuming that you have not previously done so, notify to your lawyer and request that they cajole the owners lawyers, try to get a realistic time scale from them that all parties will work to achieve
I am expecting a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Friern Barnet solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Friern Barnet solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
Completion of my remortgage has taken place for my property in Friern Barnet. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being problematic. The Friern Barnet solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Friern Barnet for a purchase of a leasehold flat 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Friern Barnet conveyancing specialists.
I am purchasing my first flat in Friern Barnet with a mortgage from Platform Home Loans Ltd. The builders refused to move on the price so I negotiated 6k of additionals instead. The house builders rep advised me not reveal to my conveyancer about this deal as it would impact my loan with Platform Home Loans Ltd. 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 have been on the look out for a leasehold apartment up to £245,000 and found one close by in Friern Barnet I like with amenity areas and railway links nearby, however it only has 51 years unexpired on the lease. There is not much else in Friern Barnet suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.