My husband and I are intending to acquire a 2 bedroom apartment in Golders Green with a mortgage. We like our Golders Green lawyer, but the bank says she’s not on their "panel". It appears that we have little choice but to appoint one of the lender panel solicitors or continue with our Golders Green solicitor as well as pay for one of their panel lawyers to act for them. We feel that this is unjust; is there anything we can do?
No, not really. Your mortgage offer 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 Golders Green conveyancing lawyer to apply to be on the conveyancing panel.
AssumingI was to acquire a freehold homein Golders Green mortgage fee and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Golders Green?
Any savings you would achieve will be limited to the Golders Green conveyancing searches. Your lawyer still be obliged to do everything else - money laundering, communicating with your sellers property lawyer, stamp duty submission, register the title etc. A slight saving might be made by not having to register a charge but it will not be meaningful.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Golders Green. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Where you intend to refinance then Skipton will insist on your using a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.
My wife and I are at the point of viewing flats in Golders Green and I am about to put in an offer. Should I already have a solicitor in place at this stage? I will be getting a home loan with TSB.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
I have a mortgage with Coventry BS for my property in Golders Green. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
Coventry BS must be informed of your intention before letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.
Santander have agreed my mortgage in principle, my bid on a flat in Golders Green has been accepted, what happens next?
Your estate agent will need to be advised as to your solicitor's details (be sure the solicitors are on the lender’s approved list). Contact Santander or your financial adviser and complete any appropriate documentation. Santander will sellect a valuer who will get in contact with the selling agent or seller to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Santander will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Golders Green.
Just had an offer accepted on a new build flat in Golders Green. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Golders Green
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
What tools are available to locate a Golders Green law firm on the Halifax conveyancing panel? I have a car and am willing to travel upto 25miles to meet the conveyancer.
Feel free to make use of the facility on this website. Please pick a bank and your location and you will see a number of Golders Green conveyancing lawyers located nearest you. We have listed some Golders Green conveyancing firms at the bottom of this page and you can telephone them to see whether they are on the Halifax approved list