Are the BSA intent on creating a searchable register to to identify firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Mill Hill?
We have not been informed any plans on the part of the BSA to promote such a search facility.
We had selected conveyancers based in Mill Hill on the Virgin Money solicitor panel. They have just invoiced me a supplemental charge for the legal aspects of the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer may levy a fee for this. This charge is not set by Virgin Money but by your Mill Hill solicitor. Some firms on the Virgin Money panel will quote an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being difficult. The Mill Hill solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a apartment in Mill Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Mill Hill solicitor is on the Coventry BS conveyancing panel.
Should my solicitor be making enquiries about flooding during the conveyancing in Mill Hill.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Mill Hill. There are those who purchase a house in Mill Hill, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Mill Hill. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser may issue a claim for damages stemming from an incorrect response. The purchaser’s solicitors may also order an enviro search. This should indicate whether there is a recorded flood risk. If so, more detailed investigations should be made.
How does conveyancing in Mill Hill differ for new build properties?
Most buyers of new build or newly converted property in Mill Hill come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because developers in Mill Hill typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Mill Hill or who has acted in the same development.
Is there anything unique about your site and alternative online quote calculators when it comes to conveyancing in Mill Hill?
At this site secure a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Mill Hill. Unlike many estate agents and many comparison sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm paying the highest per referral, rather than the best value conveyancing in Mill Hill
I work for a busy estate agency in Mill Hill where we see a few leasehold sales put at risk as a result of short leases. I have received contradictory information from local Mill Hill conveyancing solicitors. Please can you clarify whether the vendor of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Mill Hill conveyancing firm to assist?
You certainly can. We can put you in touch with a Mill Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Mill Hill property is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case affected 1 flat. The unexpired lease term was 71.73 years.