We are planning to acquire a property and need a conveyancing solicitor in Pinner who is on the Nottingham conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Pinner.
Completion of my remortgage has taken place for my property in Pinner. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team 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 who will take matters further.
I was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Pinner is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
HSBC have agreed my mortgage in principle, my bid on a house in Pinner has been accepted, what are the next steps?
The property agent will wish to know who your solicitors are (make sure the lawyers are on the lender’s panel). Call up HSBC or your financial adviser and complete any outstanding paperwork. HSBC will instruct a valuer who will get in touch with the selling agent or owners to book a time for the valuation to happen. Once conducted (assuming no problems) it takes about a fortnight to get a mortgage offer. HSBC will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Pinner.
Due to the encouragement of my in-laws I had a survey completed on a house in Pinner prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks tend refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pinner. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pinner to see if the conveyancing costs will increase in light of this.
Am I better off to choose a Pinner conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can carry out the legal work but they are based 300kilometers drive away.
The primary upside of using a local Pinner conveyancing practice is that you can drop in to execute documents, present your ID and pester them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and they were content that must trump using an unfamiliar Pinner conveyancing lawyer solely due to them being local.
I am employed by a long established estate agency in Pinner where we see a number of flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Pinner conveyancing firms. Can you confirm whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner 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. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is 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.
My wife and I have hit a brick wall in trying to purchase the freehold in Pinner. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the sum to be paid.
An example of a Lease Extension decision for a Pinner property 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 unexpired term was 71 years.
Online research suggests that Pinner solicitors are more expensive than Pinner conveyancers in Pinner when it comes to purchasing a property. Am I better off using a conveyancer or a solicitor where I am purchasing a house in Pinner.
When it comes to conveyancing in Pinner the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.