Me and my partner are purchasing a 1 bedroom flat in Maze Hill with a mortgage. We have a Maze Hill conveyancer, however the bank says he's not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Maze Hill solicitor and pay for one of their panel firms to represent them. This seems very unfair; can we not demand that the mortgage company use our Maze Hill lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Maze Hill conveyancing solicitor to apply to be on the conveyancing panel.
AssumingI was to buy a simple residential housein Maze Hill for cash and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in Maze Hill?
Any savings you would gain would be isolated to the disbursement for searches. The lawyer still got to do everything else - money laundering, liaising with your sellers conveyancing practitioner, stamp duty return, register the ownership etc. You might save a bit for them not having to register a mortgage but it will not be a lot.
My friend suggested that if I am purchasing in Maze Hill I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Maze Hill conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Maze Hill around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Maze Hill Education with plans and statistics, Local Amenities and other useful information concerning Maze Hill.
My father-in-law has suggested that I use his conveyancers in Maze Hill. Do I take his recommendation?
No doubt the best way to find a conveyancing practitioner is to seek guidance from friends or family who have actually experience in using the firm that you are considering.
My wife and I purchased a leasehold flat in Maze Hill. Conveyancing and Platform Home Loans Ltd mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Maze Hill who previously acted has now retired. What should I do?
First make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. You do not need to incur the fees of a Maze Hill conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
We have reached the end of our tether in trying to purchase the freehold in Maze Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Maze Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Maze Hill flat is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case was in relation to 2 flats. The unexpired residue of the current lease was 72 years.
Are all Maze Hill legal practices on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can pop into your high street lender branch in Maze Hill. the probability is that they will be in a position to recommend some approved conveyancing solicitors in Maze Hill