Much to our surprise we have been informed by our broker that my Northwick Park lawyer is not on the mortgage company Solicitor panel. What can I do to be certain if this is indeed the case?
The sensible course of action for you to take is to call your Northwick Park conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may recommend you to a Northwick Park conveyancing practice that is on the conveyancing panel for your lender.
In what way does my ID and proof of funds have anything to do with my conveyancing in Northwick Park? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the ID of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you are required to sign should reaffirm this. Your lender will also require certain documents to be checked. Should you refuse to provide identification documents, your lawyer would not be able to act for you.
The Northwick Park conveyancing solicitors that I appointed last week on my house acquisition in Northwick Park have without warning shut down. I chose them because I needed a lawyer on the UBS conveyancing panel and my previous Northwick Park lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Northwick Park and how can you help?
The particular law that you refer to affords protection to business leaseholders, giving them the a statutory right to apply to court for a new tenancy and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Northwick Park
We are a fortnight into a freehold purchase having been directed to conveyancers by the high street agent to do our conveyancing in Northwick Park. We are not happy. Can you help me find new lawyers?
A solicitor would have to be very bad to suggest diss instructing them. Has the mortgage offer been sent? In the event that it has you will need to advise them of the new contact details and ensure the offer are re-sent. The solicitor ideally needs to be on the lenders approved list to avoid added costs and delays. So that should be your starting point. The find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Northwick Park
What are your top tips when it comes to finding a Northwick Park conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Northwick Park conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Northwick Park conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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How familiar is the practice with lease extension legislation?
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Northwick Park conveyancing firm to act on my behalf?
if there is a missing landlord 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 First-tier Tribunal (Property Chamber) to determine the premium.
An example of a Lease Extension matter before the tribunal for a Northwick Park premises is Ground Floor Flat 17 Frognal Avenue in April 2012. the Tribunal agreed that a value of £160,000 for the extended lease was appropriate. This case related to 1 flat. The number of years remaining on the existing lease(s) was 61.66 years.