I plan on acquiring residence in Pinner Green. My Conveyancer is not on the bank conveyancing panel. Am I still permitted to appoint my Pinner Green conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
Various options include
- Proceed with your existing Pinner Green conveyancing practitioner but your bank will no doubt instruct a solicitor from their approved panel. The net result is additional cost and potential interruption.
- Appoint a new conveyancer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your solicitor to pull out all the stops to get listed on the lender’s conveyancing panel
At what point will exchange of contracts occur in residential conveyancing in Pinner Green and am I required to be at the solicitors branch?
If you are near to our conveyancing solicitors in Pinner Green you are welcome to come in to sign contracts. However, the law practices we recommend supply countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you by post or email. The executing of the contract is not the important part. Signing on the dotted line is necessary for the conveyancer to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Pinner Green)to be in the office available at the end of the phone to exchange contracts.
After months of negotiation I have agreed a price on a house in Pinner Green. My mortgage broker suggested a conveyancer. I paid an upfront payment of £200. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase house in Pinner Green. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pinner Green conveyancer is on the Nationwide conveyancing panel.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pinner Green solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pinner Green postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Pinner Green.
I own a renovated Edwardian property in Pinner Green. Conveyancing lawyer acted for me and HSBC Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pinner Green and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.
As co-executor for the estate of my uncle I am disposing of a house in Cardiff but reside in Pinner Green. My conveyancer (who is 200 kilometers awayneeds me to sign a stat dec before completion. Can you recommend a conveyancing practitioner in Pinner Green who can attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Pinner Green
I work for a reputable estate agent office in Pinner Green where we see a number of flat sales jeopardised due to short leases. I have received conflicting advice from local Pinner Green conveyancing firms. Can you clarify whether the vendor of a flat can commence the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have 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 before, or at the same time as completion of the disposal of the property.
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.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Pinner Green conveyancing firm to act on my behalf?
if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the amount due.
An example of a lease Extension case for a Pinner Green flat is 25 Beechwood Avenue in November 2012. the Tribunal accordingly determined that the premium for the lease extension should be £24,353. This case related to 1 flat. The number of years remaining on the existing lease(s) was 58.19 years.