My wife and I are purchasing a 1 bedroom apartment in Pinner with a mortgage. We wish to retain our Pinner lawyer, however the bank says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Pinner conveyancing practitioner as well as pay for one of their panel ones to act for them. This seems very unfair; are we not able to require that the bank use our Pinner solicitor ?
Unfortunately,no. 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. Another option that might be available is for your Pinner conveyancing lawyer to apply to be on the conveyancing panel.
It is 10 years ago since I bought my home in Pinner. Conveyancing solicitors have now been appointed on the sale but I am unable to track down my title deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be retained by your lender or they may be in the possession of the solicitor who handled the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Pinner relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
My home in Pinner is up for sale and I have a buyer. Will my lawyer have to be on the Bank of Ireland conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
Given that I am about to part with £400,000 on 3 bedroom house in Pinner I would like to talk to a solicitor about myconveyancing in advance of giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Pinner.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Pinner should be the amount on the final invoice that you end up paying.
Back In 2000, I bought a leasehold house in Pinner. Conveyancing and The Royal Bank of Scotland mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Pinner who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Pinner conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Pinner conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a Pinner conveyancing firm who can help.
An example of a Lease Extension decision for a Pinner residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The remaining number of years on the lease was 71 years.
I am planning to acquire a house and require a conveyancing solicitor in Pinner who is on the lender approved panel. Can you recommend a Pinner or local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Pinner. We dont recommend any particular solicitor.