My partner and I are hoping to buy a house in Pinner and are in fact using a Pinner conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Britannia have this morning contacted us to advise us that there is now an issue as our Pinner solicitor is not on their approved list of lawyers. What do we do from here?
If you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Pinner lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Pinner. Almost all the appartments are already disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Pinner?
Conveyancing Searches are a vital link in the Pinner conveyancing process. There are hundreds companies who offer Pinner conveyancing searches, as well direct from the local authority. These are generally termed personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
In what way does my ID and proof of funds have anything to do with my conveyancing in Pinner? Why is this being asked of me?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Pinner. Nowadays you can not proceed with any conveyancing deal without first handing over evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence and a council tax bill. Please note that if you are providing your driving licence as proof of identification it needs to be both the paper part and photo card part, one is not satisfactory in the absence of the other.
Evidence of your origin of money is required in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancing solicitor will need to retain this information on file. Your Pinner conveyancing practitioner will require evidence of proof of funds prior to accepting any monies from you into their client account and they may also ask additional questions concerning the origin of monies.
My Solicitor in Pinner is not on the Godiva Mortgages Ltd Conveyancing Panel. Is it possible for me to continue with my family solicitor even though they are not on the Godiva Mortgages Ltd approved list?
Your options are as follows:
- Carry on with your preferred Pinner lawyers but Godiva Mortgages Ltd will need to instruct a lawyer on their panel. This will result in additional total conveyancing fees and result in frustration.
- Find a new lawyer to to deal with the conveyancing, obviously checking they are Convince your solicitor to do everything within their powers to join the Godiva Mortgages Ltd conveyancing panel
I completed on my flat on 10 August and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Pinner expressed confidence that it will be concluded in less than a month. Are transfers in Pinner particularly slow to register?
As far as conveyancing in Pinner registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. As of today roughly three quarters of such applications are fully addressed within 12 days but occasionally there can be extensive delays. Registration takes place after the purchaser is living at the property so an expedited registration is not typically top priority but where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
I am hoping to sign contracts shortly on a garden flat in Pinner. Conveyancing lawyers assured me that they are sending me a report within the next couple of days. What should I be looking out for?
The report on title for your leasehold conveyancing in Pinner should include some of the following:
Advice as to the provision as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the more general rights a lessee enjoys if lease has a provision for a reserve fund? Repair and maintenance of the property Does the lease require carpeting throughout thus preventing wood flooring? Changes to the premises
Following months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Pinner. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee 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 Leasehold Valuation Tribunal to determine the premium.
An example of a Lease Extension case 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 related to 3 flats. The unexpired term as at the valuation date was 71 years.