We are planning to acquire a house and require a conveyancing solicitor in Mill Hill who is on the TSB approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Mill Hill.
A relative pointed out to me me that in purchasing a property in Mill Hill there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Mill Hill which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Mill Hill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting a further advance on our home loan from Yorkshire BS as we wish to conduct renovations to our property in Mill Hill. Are we obliged to select a nearby Mill Hill solicitor on the Yorkshire BS conveyancing panel to handle the legals?
Yorkshire BS would not normally instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
We have a mortgage agreed in principle with Coventry BS. Mill Hill conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
There is no definitive answer here. Have Coventry BS conducted the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am close to exchanging contracts on the sale of our property in Mill Hill and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Mill Hill conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a factory type conveyancing practice rather than a conveyancing solicitor in Mill Hill. We have lived in Mill Hill for many years we know of no issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Should I be suspicious that estate agents that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Mill Hill conveyancing firm?
As is the case with many service providers, often recommendations from connections can be worth their weight in gold. Yet there are lots of players in a conveyancing matter; estate agents, financial adviser and lenders might all recommend conveyancers to retain. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the endorsement. You have the right to appoint your preferred lawyer. However, bear in mind that some lenders have an approved list of solicitors you are obliged to use for the mortgage related work in your home move.
I am a negotiator for a busy estate agent office in Mill Hill where we see a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have received conflicting advice from local Mill Hill conveyancing solicitors. Could you shed some light as to whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder 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.
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Mill Hill. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the premium.
An example of a Lease Extension decision for a Mill Hill flat 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 related to 1 flat. The unexpired term was 71.73 years.
To what extent are Mill Hill conveyancing solicitors under an obligation to the Law Society to publish transparent conveyancing figures?
Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Mill Hill or across England and Wales.