My financial adviser has requested my Mayfair law firm’s panel reference for the Santander conveyancing panel. How do I find this out. I have tried my local Mayfair office but they have not responded to me.
The sensible thing to do is ask for this information from your Mayfair property lawyer . Most Mayfair conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Our conveyancer has discovered a a problem with the lease for the apartment we are purchasing in Mayfair. The other side have put forward title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer has advised that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
Do lenders provide you with an approved list of Mayfair conveyancing solicitors? How do you know who is on the Clydesdale conveyancing panel?
Mayfair conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
What happens if my lawyer’s firm is expelled from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Mayfair?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I need to instruct a conveyancing practitioner in Mayfair for my house move. Is there any facility to check a solicitor's record with the profession’s regulator?
Members of the public can see documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.
I would like to let out my leasehold flat in Mayfair. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
Some leases for properties in Mayfair do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
My wife and I have hit a brick wall in trying to purchase the freehold in Mayfair. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Mayfair conveyancing firm who can help.
An example of a Lease Extension case for a Mayfair property is Flat 1 3 Upper Belgrave Street in December 2010. The Tribunal determined that the price payablefor the Lease extension in respect of the subject premises was £2,202,007 This case was in relation to 1 flat. The remaining number of years on the lease was 21 years.