Am I correct in assuming that the fact that my conveyancer in Gidea Park is not listed on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Gidea Park conveyancing practice and ask them why they are no longer on the approved list for your lender.
I have given 2 months notice to my existing landlord and must be out of my rented property in Gidea Park by 1/11/2024. Conveyancing for my house purchase is progressing. Can I complete in six weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to serve notice for your lease unless exchange of contracts has taken place. Assuming that you have not already done so, notify to your conveyancer and request that they apply pressure on the other side, try to get a realistic time scale from them that everyone will work to achieve
We are buying a flat and need a conveyancing solicitor in Gidea Park who is on the RBS solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Gidea Park.
Me and my brother own a renovated Edwardian house in Gidea Park. Conveyancing lawyer acted for me and Coventry Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Coventry Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gidea Park and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who conducted the purchase.
How does conveyancing in Gidea Park differ for newly converted properties?
Most buyers of new build property in Gidea Park approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Gidea Park usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Gidea Park or who has acted in the same development.
I wish to sublet my leasehold flat in Gidea Park. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Your lease dictates the relationship between the freeholder and you the leaseholder; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Gidea Park do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Gidea Park. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to calculate the premium.
An example of a Lease Extension case for a Gidea Park residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The remaining number of years on the lease was 57.5 years.