I am five weeks into the sale of my apartment in Harefield and the EA has just called to advise that the purchasers are swapping property lawyer. The excuse is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a big named lender only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Harefield ?
Lenders have always had panels of law firms that can act for them, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders justify this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
We note that you have a post code search directory identifying law firms on the Nottingham conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Harefield?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Harefield.
It has been 3 months following my purchase conveyancing in Harefield concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
As co-executor for the will of my aunt I am disposing of a house in Cardiff but live in Harefield. My lawyer (approximately 260 miles awayhas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Harefield to witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Harefield based
I have just started marketing my ground floor flat in Harefield. Conveyancing has not commenced, but I have just received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you discharge the invoice as normal as all ground rent and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Harefield. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We are happy to put you in touch with a Harefield conveyancing firm who can help.
An example of a Lease Extension case for a Harefield premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired term was 71 years.
My wife is purchasing a leasehold property in Harefield. Conveyancing quotes are averaging around £1800. Is that reasonable?
The average cost in 2014 for conveyancing in Harefield was just over one thousand four hundred and fifty pounds excluding SDLT and HM Land Registry charges.