Is the fact that my solicitor in Haringey is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Haringey conveyancing firm and enquire why they are no longer on the approved list for your lender.
Can the conveyancing practitioners that you recommend handle auction conveyancing in Haringey?
We know of a number of niche solicitors we can put you in touch with those conducting auction conveyancing. Haringey is one of the many areas of in which our lawyers cover.
My home in Haringey is up for sale and I have accepted an offer. Will my conveyancing practitioner need to be on the TSB conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
As co-executor for the estate of my uncle I am disposing of a property in Monmouth but reside in Haringey. My solicitor (based 250 kilometers awayneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Haringey to witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Haringey based
Do you have any top tips for leasehold conveyancing in Haringey with the purpose of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Haringey can be avoided if you appoint lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information which will be required by the buyers’ representatives. You may think that you are aware of the number of years remaining on your lease but you should double-check via your solicitors. A buyer’s conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is less than 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. The majority of freeholders or managing agents in Haringey levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Haringey. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as historic as opposed to unsettled.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Haringey conveyancing firm to represent me?
Absolutely. We can put you in touch with a Haringey conveyancing firm who can help.
An example of a Lease Extension case for a Haringey flat is 16 Langham Close in June 2009. The Tribunal determined that the premium to be paid by the Applicant to the Respondent for the grant of a new lease was £45,672. This case was in relation to 1 flat. The unexpired term as at the valuation date was 25.4 years.
Do I stop the direct debit for my mortgage with HSBC once a completion date for my home sale in Haringey has been set?
No, you should keep meeting any mortgage sums to HSBC until the mortgage is repaid from the proceeds of sale as part of your Haringey conveyancing.