I chose a high street solicitor for our conveyancing in Pentonville yesterday. Upon checking the Ts and Cs I seewe are liable for charges even if the sale aborts. Should I go with them or choose a web based lawyer offering no move no charge conveyancing in Pentonville?
Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to cover the conveyances that fail to complete. Also remember that such schemes rarely protect you from outlay such as Pentonville conveyancing search expenses.
My husband and I are in the process of viewing apartments in Pentonville and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this stage? I am planning to take a home loan with Bank of Ireland.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are seeking a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
The formalities of my purchase has taken place for my property in Pentonville. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being pedantic. The Pentonville solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The deeds to our home can not be found. The conveyancers who handled the conveyancing in Pentonville 4 years ago no longer exist. What are my options?
These day there are duplicates made of almost everything, and your lawyer will know exactly where to locate all the suitable paperwork so you may purchase or sell your property without a hitch. If copies can’t be located, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Pentonville and how can you help?
The 1954 Act affords a safeguard to business leaseholders, granting the legal entitlement to make a request to court for a new tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Pentonville
I work for a busy estate agent office in Pentonville where we see a few leasehold sales put at risk due to leases having less than 80 years remaining. I have been given conflicting advice from local Pentonville conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Following years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Pentonville. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a Pentonville conveyancing firm who can help.
An example of a Lease Extension case for a Pentonville premises is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The number of years remaining on the existing lease(s) was 66.8 years.
I have been looking for Pentonville competitive conveyancing fees. Can I be sure that all the Pentonville practices that are listed on your website are on the lender conveyancing panel?
The law firms listed on our site have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Pentonville conveyancing solicitor being on the lender conveyancing panel is incorrect.