I selected a Hornsey based solicitor for our conveyancing in Hornsey recently. Reviewing the fine print it is apparent thatI am liable for costs even if the dealdoes not proceed. Should I ditch them and instruct a web based solicitor practice promoting no-sale-no-fee conveyancing in Hornsey?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be more expensive to cover the transactions that do not go ahead. You should be mindful that these promotions rarely cover expenditure such as Hornsey conveyancing search expenses.
My husband and I decided to purchase a purpose built flat in Hornsey with a mortgage from Bank of Scotland.We use our Hornsey conveyancing solicitor but Bank of Scotland says her practice is not on their approved list of member firms. It seems we have no choice but to instruct a Bank of Scotland panel lawyer or retain our preferred solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you contains various provisions, a common one being that conveyancers will be on the Bank of Scotland solicitor panel. in the past, most lenders had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for Bank of Scotland
I am aiming to move property in December. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Hornsey. Conveyancing lawyer was organised before I stumbled across your page.
On the day of completion you can collect the keys from your estate agent however this should only happen after the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be passed over. After that you can tell the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a conveyancing in Hornsey or a lawyer with expertise in conveyancing in Hornsey.
Can you help - my lawyer says that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Hornsey?
The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Hornsey property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
The deeds to our home can not be found. The solicitors who did the conveyancing in Hornsey 5 years ago are no longer around. What do I do?
Gone are the days when you need to have the physical deeds to evidence that you own the land or property, given that the Land Registry have everything they need in a digital format.
As co-executor for the estate of my father I am disposing of a residence in Monmouth but I am based in Hornsey. My conveyancer (approximately 300 miles awayhas requested that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Hornsey to attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are based in Hornsey
I am the registered owner of a basement flat in Hornsey. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
in cases where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to make a decision on the premium.
An example of a Freehold Enfranchisement decision for a Hornsey flat is 7 Aubrey Road in December 2010. By an order of the county court on 15/12/2009 the freehold interest inthe Property known as 7 Aubrey Road London N8 9HH (the Property) and registered at HM Land Registry under title number MX439124 was vested in the applicants. The Tribunal calculated that the total enfranchisement premium, assessed in accordance with Schedule 6 to the Act, was £54,633. This case affected 3 flats. The unexpired term was 73.27 years.
When it comes to leasehold conveyancing in Hornsey what are the most frequent lease problems?
Leasehold conveyancing in Hornsey is not unique. Most leases are unique and drafting errors can result in certain provisions are not included. The following missing provisions could result in a defective lease:
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A duty to insure the building
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Coventry Building Society, and TSB all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to pull out.