At what point does exchange of contracts take place for sale conveyancing in Hendon and am I required to be at the solicitors office?
Where you are local to one of the conveyancing solicitors in Hendon you are invited in to sign documents. However, the firms we recommend offer countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you by post or email. The signing of the property agreement is not the point of no return. Signing on the dotted line simply enables the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hendon)to be in the office at the appropriate time.
We wanted to use a conveyancing solicitor in Hendon for our house move. Our financial adviser has since advised us that our mortgage company Barclays won't deal with them. Why is this not regarded as unfair competition?
Lenders in the main restrict either the category or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the profile of firm, a few banks have reduced the amount of firms they use to act for them. You should note that Barclays have no responsibility for the quality of advice provided by any member of Barclays Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels since 2008 even though there are differing opinions regarding the level of solicitor engagement in some of that fraud. Data from the Land Registry indicate that thousands of law firms, including some in or near Hendon only perform a couple conveyances per annum.
We previously appointed conveyancers with offices in Hendon on the Coventry BS solicitor panel. They have just invoiced me a supplemental sum for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer may levy a fee for this. This charge is not set by Coventry BS but by your Hendon property lawyer. Numerous firms on the Coventry BS panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
We expect to receive a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Hendon solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Hendon solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Hendon lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I require expedited conveyancing in Hendon as I have pressure to sign on the dotted line inside 3 weeks. A home loan is not required. Can I decline from having conveyancing searches to save money and time?
As you are not taking a home loan you are at liberty not to have searches carried out although no conveyancer would suggest that you don't. With lots of history conveyancing in Hendon the following are examples of what can show up and therefore affect market value: Enforcement Notices, Overdue Fees, Outstanding Grants, Railway Schemes,...
I need to instruct a conveyancing practitioner in Hendon for my home move. Is it possible to check a firm’s record with the profession’s regulator?
One can see documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may recorded call for training requirements.
I only have Fifty years unexpired on my flat in Hendon. I now want to get lease extension but my freeholder is missing. What options are available to me?
On the basis that you meet the appropriate requirements, 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. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to find the lessor. For most situations a specialist should be helpful to carry out a search and prepare a report to be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Hendon.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Hendon conveyancing firm to represent me?
Most certainly. We can put you in touch with a Hendon conveyancing firm who can help.
An example of a Lease Extension case for a Hendon property is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case affected 1 flat. The unexpired term as at the valuation date was 71 years.