We wanted to use a property lawyer in Pentonville for our house move. Our broker informed us that our bank Santander won't deal with them. Surely this is unduly restrictive?
Banks on the whole imposes restrictions either the category or the amount of conveyancing solicitors on their member panel. Typical examples of such criteria being that a firm must have two or more partners. In addition to restricting the profile of firm, a few banks have limited the amount of firms they allow to act for them. Be aware that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there are differing views about the extent of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Pentonville only conduct very few conveyances per annum.
I am buying a detached bungalow in Pentonville. We would like to carry out an extension to the side at the house.Will legal investigations on the property involve investigations to see if these alterations were previously refused?
Your property lawyer will review the registered title as conveyancing in Pentonville will sometimes identify restrictions in the title deeds which restrict categories of changes or necessitated the consent of another owner. Some works need local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
Last month we had a mortgage agreed in principle with Nationwide. Pentonville conveyancing practitioners were appointed. How long does it take for Nationwide to send the offer to the lawyer?
There is no definitive answer here. Have Nationwide done the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
At last I have had an offer on a maisonette in Pentonville accepted, but there is a chain. The vendors have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Pentonville. What should be my next step? At what point do I apply for the mortgage with Bank of Ireland?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Pentonville conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Bank of Ireland conveyancing panel. As to the next phase this very much depends on the specifics of your case, motivation for the property and on the state of the market. In a buoyant market many buyers would apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they pay their lawyer to move forward with searches.
It has been five months following my purchase conveyancing in Pentonville took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Pentonville differ for new build properties?
Most buyers of new build premises in Pentonville contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Pentonville tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Pentonville or who has acted in the same development.
Is it best to appoint a Pentonville conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can perform the legal formalities however his firm is located a couple of hundredkilometers away.
The benefit of a high street Pentonville conveyancing practice is that you can pop in to execute documents, deliver your ID and apply pressure on them where appropriate. Having local Pentonville know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were content that should trump using an unfamiliar Pentonville conveyancing lawyer just because they are Pentonville based.
I've found a house that seems to be perfect, at a great price which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Pentonville. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Pentonville ?
The majority of houses in Pentonville are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Pentonville so you should seriously consider looking for a Pentonville conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’spermission to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the house is part of an estate. Your conveyancer should report to you on the legal implications.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Pentonville conveyancing firm to help?
Where there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to judgment on the price payable.
An example of a Lease Extension matter before the tribunal 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 was in relation to 1 flat. The remaining number of years on the lease was 66.8 years.