Do all mortgage companies provide you with an approved list of Muswell Hill conveyancing solicitors? How do you know who is on the Principality conveyancing panel?
Muswell Hill conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
I had a mortgage agreed in principle with Santander. Muswell Hill conveyancing solicitors were appointed. How long does it take for Santander to send the offer to the lawyer?
Some lenders take longer than others. Have Santander done the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We expect to receive a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Muswell Hill solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Muswell Hill solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Our sealed bid on a house in Muswell Hill has been agreed to, but there is a chain. The owners have offered on a flat, however it’s not yet tied up, and have viewings of other properties booked. I have selected a high street conveyancing solicitor in Muswell Hill. What do I do now? At what point do I apply for the mortgage with Skipton?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Muswell Hill conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Skipton conveyancing panel. As to the next stages this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. During a hot market many home buyers will apply for a home loan with Skipton and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with the conveyancing in Muswell Hill.
I need some quick conveyancing in Muswell Hill as I am faced with an ultimatum to exchange contracts in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Muswell Hill the following are examples of what can be revealed and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Muswell Hill is the location of the property. Can you offer any advice?
Flying freeholds in Muswell Hill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Muswell Hill you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Muswell Hill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Do I need to be wary that estate agents that I am dealing with are recommending a web based conveyancing firm rather than a High Street Muswell Hill conveyancing firm?
As with many service providers, often referrals from family and friends can be very helpful. Nevertheless there are lots of parties with a vested interest in a conveyancing deal; estate agents, financial adviser and lenders might all recommend conveyancers to use. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the right to select your preferred conveyancer. You need to be aware that most banks specify a panel list of lawyers you must use for the mortgage aspect of your house move.
Last June I purchased a leasehold flat in Muswell Hill. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Muswell Hill conveyancing firm to assist?
Where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
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 remaining number of years on the lease was 65.21 years.