I am in the process of selling my maisonette in Harefield and the EA has just text me to warn that the buyers are appointing a new law firm. The excuse is that the lender will only engage with property lawyers on their approved list. Why would a major mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Harefield ?
Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Mortgage companies blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
How can we tell if a Harefield conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Harefield getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your conveyancing.
We are getting a further advance on our home loan from Nottingham as we want to carry out a loft conversion to our house in Harefield. Are we obliged to select a bricks and mortar Harefield solicitor on the Nottingham conveyancing panel to deal with the paperwork?
Nottingham would not normally require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.
Principality have agreed my home loan in principle, my bid on a property in Harefield has been agreed to, what are the next steps?
The estate agent will want to know who your solicitors are (be sure the solicitors are on the lender’s panel). Call up Principality or the financial adviser and finish off any relevant documentation. Principality will appoint a valuer who will get in touch with the estate agent or seller to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Principality will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Harefield.
Will our conveyancer be asking questions concerning flooding during the conveyancing in Harefield.
The risk of flooding is if increasing concern for solicitors dealing with homes in Harefield. There are those who buy a house in Harefield, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a various searches that may be initiated by the purchaser or by their lawyers which can figure out the risks in Harefield. The standard completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to find out whether the premises has historically flooded. If the premises has been flooded in past which is not revealed by the seller, then a purchaser could bring a legal claim for losses as a result of such an inaccurate answer. A purchaser’s conveyancers will also commission an environmental report. This should disclose if there is any known flood risk. If so, more detailed inquiries will need to be initiated.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Harefield?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Harefield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it possible to change solicitor as I have to appoint a firm on the Britannia conveyancing list. I had appointed a local conveyancing solicitor in Harefield five minutes from me but the firm is not accepted by Britannia
It would be our pleasure to assist you select a conveyancing solicitor in Harefield on the Britannia panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Harefield. In making use of the find a conveyancing solicitor tool on this website, you can scrutinise costs for conveyancing solicitors in Harefield and beyond.
I have recently realised that I have 72 years remaining on my lease in Harefield. I now want to extend my lease but my landlord is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to find the freeholder. For most situations a specialist may be helpful to try and locate and prepare an expert document which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Harefield.
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Harefield. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. 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 related to 3 flats. The remaining number of years on the lease was 71 years.