My New Southgate conveyancer has uncovered a discrepancy when comparing the information in the valuation report and what is revealed within the legal papers for the property. My solicitor informs me that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are purchasing a flat and need a conveyancing solicitor in New Southgate who is on the Virgin Money solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in New Southgate.
Does a directory service exist listing Skipton panel solicitors in New Southgate on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings open the public over the internet. If you are seeking to appoint a New Southgate conveyancer on the Skipton please use our facility.
I am expecting a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any New Southgate solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint New Southgate solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have instructed a New Southgate property lawyer having checked that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your New Southgate postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in New Southgate.
I require expedited conveyancing in New Southgate as I am under an ultimatum to exchange contracts within 3 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not getting a mortgage you have the choice not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in New Southgate the following are examples of what can arise and therefore affect the marketability of the property: Enforcement Actions, Overdue Charges, Overdue Grants, Railway Schemes,...
The estate agent has sent us the confirmation of our purchase of a new build flat in New Southgate. Conveyancing is necessary evil 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 conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in New Southgate
There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Completion is due on the disposal of our £375,000 maisonette in New Southgate next Tuesday. The landlords agents has quoted £372 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in New Southgate?
New Southgate conveyancing on leasehold flats normally results in administration charges raised by landlords agents :
Addressing conveyancing due diligence enquiries
Where consent is required before sale in New Southgate
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in New Southgate. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to judgment on the price.
An example of a Freehold Enfranchisement decision for a New Southgate property is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The unexpired term was 70.31 years.