Am I correct in assuming that the fact that my solicitor in Hampstead is not identified on my lender's conveyancing panel that there is a problem with the quality of her work?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. If you are concerned you should contact the Hampstead conveyancing firm and ask them why they are no longer on the approved list for your bank.
What is the optimum way to find out if the solicitor carrying out my conveyancing in Hampstead is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Yorkshire Building Society thus spending £175.00 in supplemental legal bill.
Please do make use of the search tool on this page. Pick the mortgage company and type ‘Hampstead’ or your location and you will be presented with a number of lawyer located in Hampstead or near you.
Will our lawyer be asking questions concerning flooding during the conveyancing in Hampstead.
The risk of flooding is if increasing concern for lawyers dealing with homes in Hampstead. Some people will buy a property in Hampstead, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a various searches that can be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Hampstead. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to find out whether the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a buyer may bring a compensation claim stemming from an inaccurate answer. The buyer’s conveyancers will also carry out an environmental search. This will disclose if there is a recorded flood risk. If so, additional investigations will need to be carried out.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Hampstead. Conveyancing is a frightening process 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 is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hampstead
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Hampstead I like with amenity areas and railway links nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Hampstead suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage that many years will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
My aunt purchased her house in Hampstead eight years past. She has been married, widowed and has recently married again. She now intends to dispose of the Hampstead property. I believe she will just be asked to provide a copy of the marriage certificates to the conveyancer but she is worried it could hold up the house sale. Is it worth updating the land title details for the property?
The is no need to update the title for the property as long as you have the proof needed to demonstrate how the change of name resulted.
Any purchaser’s conveyancer will examine the registered details and requisition evidence to establish the change of name e.g. marriage certificates.
