We are purchasing a 1 bedroom flat in Harold Park with a mortgage. We have a Harold Park conveyancer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Harold Park property lawyer and pay for one of their panel ones to act for them. We consider that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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. Another option that might be available is for your Harold Park conveyancing lawyer to apply to be on the conveyancing panel.
Are the BSA intent on creating a search tool with a view to list firms on the Darlington Building Society conveyancing panel for instance in Harold Park?
We would not expect to be advised of any plans on the part of the BSA to develop such a search facility.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Harold Park?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Harold Park. 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…’
I am thinking of appointing a conveyancing practitioner in Harold Park for my house move. Is it possible to see a firm’s complaints history with the legal regulator?
Anyone can see published Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Harold Park conveyancing firm to help?
Most certainly. We are happy to put you in touch with a Harold Park conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Harold Park property is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired term as at the valuation date was 57.5 years.
What are the frequently found deficiencies that you witness in leases for Harold Park properties?
There is nothing unique about leasehold conveyancing in Harold Park. Most leases are individual and drafting errors can result in certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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Service charge per centages that don't add up correctly leaving a shortfall Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, The Royal Bank of Scotland, and Britannia all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.
Would local authority permission be needed to convert a single dwelling into a couple of appartments in Harold Park? This has been carried out to a property adjacent to my home in Harold Park and was ignorant of the conversion until it was complete.
Planning Permission yes. Building Regulations yes.