Me and my fiance are planning to buy a 2 bedroom flat in North Harrow with a mortgage. We wish to retain our North Harrow conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the lender panel firms or retain our North Harrow lawyer as well as pay for one of their panel lawyers to act for them. We consider that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your North Harrow conveyancing lawyer to apply to be on the conveyancing panel.
I am acquiring a house without a mortgage in North Harrow. I have been residing for the previous dozen years in North Harrow. Conveyancing searches are exorbitant. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the North Harrow conveyancing searches are at your discretion. Your solicitor will try and sway you, perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of guidance. One thing to bear in mind; if you are likely to dispose of the house in the future, it may be of relevance to your future buyer what the searches reveal. Sometimes houses with apparent issues can still reveal adverse search results. A competent conveyancing solicitor in North Harrow will be able to give you some sensible guidance in this regard.
We are looking to buy a house and need a conveyancing solicitor in North Harrow who is on the Principality solicitor panel. Can you recommend a local 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 Principality . We don't recommend any particular firms conducting conveyancing in North Harrow.
Does a directory service exist listing Aldermore panel solicitors in North Harrow on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings available on the web. Where you are seeking to appoint a North Harrow conveyancer on the Aldermore please use our tool.
I have paid off my mortgage with Skipton. I assume I don't need a North Harrow conveyancing practitioner on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
About to purchase flat in North Harrow. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the North Harrow solicitor is on the Coventry BS conveyancing panel.
My wife and I purchased a leasehold house in North Harrow. Conveyancing and Platform Home Loans Ltd mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in North Harrow who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a North Harrow conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in North Harrow. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to decide the amount due.
An example of a Lease Extension decision for a North Harrow premises is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case related to 1 flat. The unexpired lease term was 75.25 years.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.