My wife and I are purchasing a 2 bedroom flat in Harringay with a mortgage. We would like to retain our Harringay conveyancer, however the mortgage company advise she’s not on their "panel". It seems we have little option but to instruct one of the mortgage company panel solicitors or continue with our Harringay solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Harringay conveyancing lawyer to apply to be on the conveyancing panel.
I am acquiring a property without a mortgage in Harringay. I have lived for the last 15 years in Harringay. Conveyancing searches are a lot of money. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Harringay conveyancing searches are at your discretion. Your conveyancer will 'advise', perhaps strongly, that you should have searches done, but she has a professional duty to take that path of guidance. One thing to consider; if you are likely to sell the house one day, it may be of relevance to your prospective purchaser what the searches reveal. Sometimes properties with functional issues can still reveal unfavourable search results. A competent conveyancing solicitor in Harringay should provide you some constructive guidance in this regard.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Harringay is where the house is located. What do you suggest?
Flying freeholds in Harringay are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harringay you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harringay may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How do I use your search tool to locate a conveyancing practitioner in Harringay on the approved list for my mortgage?
Step one is to choose a lender such as HSBC Bank, Skipton Building Society or Platform Home Loans Ltd then choose your location for instance Harringay. Conveyancing firms in Harringay and nationally will then be shown.
My fiance and I may need to let out our Harringay garden flat temporarily due to a new job. We used a Harringay conveyancing practice in 2003 but they have since shut and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your previous Harringay conveyancing solicitor is not around you can check your lease to check if it allows you to sublet the premises. The rule is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain consent via your landlord or other appropriate person before subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. The consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I have given up seeking a lease extension in Harringay. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to judgment on the price.
An example of a Freehold Enfranchisement decision for a Harringay property 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 affected 2 flats. The unexpired term was 74.75 years.
My conveyancer in Harringay has requested from me proof of ID documents saying that this forms part of his obligations as a solicitor on the bank Conveyancing panel. Can this be correct?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Harringay