My wife and I are hoping to acquire a 1 bedroom flat in Muswell Hill with a mortgage. We like our Muswell Hill conveyancer, but the bank says she’s not on their "panel". It seems we have little choice but to instruct one of the mortgage company panel conveyancing practices or keep our Muswell Hill lawyer and pay for one of their panel ones to act for them. This feels very unfair; are we not able to require that the lender use our Muswell 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. Another option that might be available is for your Muswell Hill conveyancing solicitor to apply to be on the conveyancing panel.
I am intent on selling our property in Muswell Hill and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Muswell Hill conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Muswell Hill. We have lived in Muswell Hill for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to 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 health insurance to cover that same sickness)
How does conveyancing in Muswell Hill differ for new build properties?
Most buyers of new build property in Muswell Hill come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Muswell Hill usually acquire the real estate, 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 Muswell Hill or who has acted in the same development.
Am I best advised to go with a Muswell Hill conveyancing lawyer based in the vicinity that I am purchasing? We have a good friend who can perform the legal work but they are based 200miles drive away.
The benefit of a high street Muswell Hill conveyancing practice is that you can visit the firm to sign paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local insight which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and in the main were impressed that must outweigh using an unknown Muswell Hill conveyancing solicitor just because they are local.
My fiance and I may need to let out our Muswell Hill basement flat temporarily due to a new job. We instructed a Muswell Hill conveyancing firm in 2003 but they have closed and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your previous Muswell Hill conveyancing lawyer is not available you can check your lease to see if it allows you to sublet the apartment. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you need to obtain permission via your landlord or some other party before subletting. The net result is that you cannot sublet without first obtaining permission. Such consent is not allowed to be unreasonably withheld. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Muswell Hill conveyancing firm to help?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to assess the price payable.
An example of a Lease Extension matter before the tribunal for a Muswell Hill flat is Flat B 10 Grove Avenue in October 2013. Following a vesting order Clerkenwell and Shoreditch County Court 3rd July 2013 The tribunal determines that the premium payable for the lease extension was £36,215.00 This case affected 1 flat. The unexpired term was 65.21 years.
Do I need to pop into the offices of the mortgage company conveyancing panel solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Muswell Hill so that I can attend their offices when needed.
Most conveyancing panel lawyers for the bank undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Muswell Hill. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.