Am I correct in assuming that the fact that my solicitor in Southgate is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Southgate conveyancing firm and enquire why they are no longer on the approved list for your bank.
The sellers of the home we are hoping to buy have appointed a conveyancing practitioner in Southgate who has recommended a preliminary agreement with a down payment two thousand pounds. Is it wise to enter into such agreements?
There are a couple of primary drawbacks with entering into any lock out contract (sometimes termed a shut-out contract) is that it takes away the focus from making progress with the conveyancing transaction itself, so unless it requires minimal or no negotiation then it may turn out to be a hindrance. It is not particularly popular by Southgate conveyancing lawyers as a result. The other main issue is the extent of the remedies available - a jilted buyer should not expect to obtain an injunction to stop the vendor completing the sale to a third party, so the only remedy available under the agreement will be the reimbursement of abortive costs and, in limited scenarios, the extra payment of penalties.
We see that you have a search directory listing solicitors on the Aldermore conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Southgate?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Southgate.
Are the BSA intent on creating a online directory to to identify solicitors on the Melton Mowbray Building Society conveyancing panel for instance in Southgate?
We are not aware of any intention on the part of the BSA to promote such a tool.
I used Arc property Solicitors several years ago for my conveyancing in Southgate. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Southgate of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Back In 2002, I bought a leasehold house in Southgate. Conveyancing and Nationwide Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Southgate who previously acted has long since retired. Do I pay?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Southgate conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Southgate conveyancing firm to act on my behalf?
Absolutely. We can put you in touch with a Southgate conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Southgate residence is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The remaining number of years on the lease was 70.31 years.