Am I correct in assuming that the fact that my conveyancer in Harringay is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of 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. Should you be concerned you should contact the Harringay conveyancing practice and enquire why they are no longer on the approved list for your bank.
We were just about to exchange contracts for a property in Harringay. We have hit a stumbling block. The loan offer with Accord Mortgages Ltd expires on 2/2/2021 but the owners are insisting on a completion date of 4/2/2021. Is it possible to extend the loan offer?
The best person to address this question is your lawyer who is in a position to determine whether they should be discussing with the bank, vendor’s conveyancers, selling agents or possibly all three taking into account the circumstances your transaction to date.
We are buying a flat and require a conveyancing solicitor in Harringay who is on the Nottingham conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Harringay.
My lender has recommended solicitors on their panel based in Harringay but I would rather instruct a conveyancing lawyer in Harringay round the corner to me. Can you assist?
Not all Harringay conveyancing practices are on all banks conveyancing panel. Please make the most of the above find an approved solicitor tool to locate a Harringay conveyancing solicitor on the on the bank panel.
Are all Harringay Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?
Some major banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
Last month we had a mortgage agreed in principle with Virgin Money. Harringay conveyancing practitioners are chosen. How long does it take for Virgin Money to send the offer to the property lawyer?
Some lenders take longer than others. Have Virgin Money completed the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The mortgage over my property is with Skipton for my property in Harringay. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?
You must advise Skipton before letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel lawyer.
I only have Sixty One years left on my lease in Harringay. I am keen to get lease extension but my freeholder is can not be found. What should I do?
On the basis that 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 extended by the magistrate. However, you will be required to prove that you have used your best endeavours to track down the lessor. In some cases a specialist should be useful to carry out a search and prepare a report to be used as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court covering Harringay.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Harringay conveyancing firm to assist?
Most certainly. We can put you in touch with a Harringay conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Harringay premises is 37 St. Margarets Avenue in January 2010. Following a vesting order by Edmonton County Court on 8th November 2008 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £20,543 This case related to 2 flats. The unexpired term was 74.75 years.