Having sold my house in Palmers Green last December but the buyer keeps calling me to say their solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?
Post completion of your sale your solicitor is committed to send the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your lawyer should also confirm that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There is unlikely to be post completion procedures just for conveyancing in Palmers Green.
I had intended to instruct a conveyancing solicitor in Palmers Green for our house move. Our broker informed us that our bank Yorkshire Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Before the recession most banks had a different appetite for risk. Almost all Palmers Green conveyancing firms would have been on many bank panels. The Financial Services Authority in 2010 completed a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms regarding their operations and their employees as well as set certain criteria such a completing on a minimum volume of transactions. Many Palmers Green conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Palmers Green is amongst the thousands of locations where the solicitors we list are members of the panel for Yorkshire Building Society.
I am assisting my step-mother sell her flat in Palmers Green. Will the solicitor order the energy performance certificate or do I organise this?
Following the abolition of Home Packs, energy assessments was left as a compulsory part of moving house. An EPC should be to hand before the property is advertised. It is not as aspect of the sale process that conveyancers normally organise. Where you are using a Palmers Green conveyancing practitioner they might be able to arrange energy assessments due to their relationships with long established local accredited person
Completion of my purchase has taken place for my property in Palmers Green. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After much negotiation I have agreed a price on a house in Palmers Green. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. A few days later, the lawyer contacted me sheepishly admitting that they were not on the Principality 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 Principality 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.
I am buying a new build house in Palmers Green with a loan from Birmingham Midshires. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my lawyer about the deal as it would put at risk my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My father has recommend that I use his lawyers for conveyancing in Palmers Green. Do I follow his guidance?
No doubt it’s preferable to choose a conveyancing solicitor is to get feedback from friends or family who have actually used the conveyancer you're are thinking of instructing.
I only have 68 years unexpired on my flat in Palmers Green. I now wish to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to find the lessor. In some cases an enquiry agent may be useful to conduct investigations and to produce an expert document which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Palmers Green.
Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Palmers Green. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Palmers Green conveyancing firm who can help.
An example of a Lease Extension decision for a Palmers Green flat is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case was in relation to 1 flat. The unexpired term as at the valuation date was 81.79 years.