We previously instructed conveyancing lawyers located in New Southgate on the Lloyds solicitor approved list. They have just invoiced me a supplemental fee for handling the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. The fee is not dictated by Lloyds but by your New Southgate property lawyer. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
After much negotiation I have agreed a price on an apartment in New Southgate. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £225. Soon after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our sealed bid on a property in New Southgate has been agreed to, but there is a chain. The sellers have placed an offer on somewhere, but it’s not yet agreed to, and are looking at other properties booked. I have selected a local conveyancing solicitor in New Southgate. What do I do now? At what point should I apply for the mortgage with Principality?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then survey, New Southgate conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Principality approved list. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. During a rising market the majority of home buyers would apply for the mortgage with Principality and arrange for the valuation and only if it comes back ok would they request their lawyer to press on with the conveyancing in New Southgate.
The deeds to our property are lost. The lawyers who dealt with the conveyancing in New Southgate 5 years ago no longer exist. What are my options?
As long as you have a registered title the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, locate your property and get current copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
The estate agent has sent us the confirmation of our purchase of a new build apartment in New Southgate. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in New Southgate
Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Am I right to be suspicious about third parties that I am dealing with are suggesting an internet conveyancing firm rather than a High Street New Southgate conveyancing practice?
As is the case with many professional services, often suggestions from family and friends can be most helpful. Yet there are lots of parties with a keen interest in a conveyancing matter; estate agents, mortgage brokers and banks may recommend lawyers to instruct. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the recommendation. You have the right to choose your own lawyer. Don't forget that most banks specify a panel list of law firms you must use for the mortgage related work in your home move.
We're FTB’s - agreed a price, but the agent has warned us that the seller will only issue a contract if we use the agent's chosen conveyancers as they need a ‘quick sale’. We would rather use a family solicitor with experience of conveyancing in New Southgate
We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Contact the vendors directly and explain that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to use your preferred New Southgate conveyancing firm - rather thanthose that will earn the negotiator at the agency a introducer fee or achieve conveyancing thresholds pre-set by HQ.
What advice can you give us when it comes to appointing a New Southgate conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a New Southgate conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non New Southgate conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
What are the costs for lease extension work?
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a New Southgate conveyancing firm to represent me?
You certainly can. We can put you in touch with a New Southgate conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a New Southgate premises is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case related to 2 flats. The unexpired residue of the current lease was 70.31 years.