Is it the case that all Southgate CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved solicitors?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
My husband and I have arranged a further advance on our home loan from Barclays as we wish to conduct improvements to our house in Southgate. Are we obliged to choose a nearby Southgate solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays don't usually appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.
I am buying a property in Southgate. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As you are obtaining a mortgage with Bank of Ireland your lawyer must follow the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Southgate.
Just bought a terraced house in Southgate , What is the estimated time for the Land Registry to record the transfer to my name? My Southgate conveyancing solicitor works at snail pace, so I want to be certain the registration formalities are concluded.
There is nothing unique about conveyancing in Southgate registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Historically registration takes place once the new owner is living at the premises therefore 'speed' is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.
I have been recommended by a number of estate agents in Southgate to choose a solicitor using your seach tool. What’s the financial inducement for Estate Agents to offer your lawyers rather than a competitor’s?
We refuse to make any commission for directing people in our direction. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am using a search engine for the words cheap conveyancing in Southgate it brings up numerous conveyancerslocally. With so much choice what is the best way to find the right conveyancer for the sale of my house?
The best way of finding a suitable conveyancer is through a trusted referral, so seek the counsel of colleagues and family who have purchased a property in Southgate or a respected estate agent or mortgage broker. Fees for conveyancing in Southgate differ, so it's sensible to obtain a minimum of four estimates from different property lawyers. Dont forget to clarify that the costs are assured not to rise.
Do you have any top tips for leasehold conveyancing in Southgate from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Southgate can be avoided where you appoint lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the buyers’ representatives. If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Obtaining a replacement share certificate is often a time consuming process and slows down many a Southgate conveyancing transaction. Where a duplicate share certificate is required, you should approach the company officers or managing agents (where relevant) for this sooner rather than later. You believe that you know the number of years left on your lease but it would be advisable double-check via your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore essential at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Southgate leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. Where you dont have the consents to hand do not contact the landlord without checking with your solicitor in advance.
I am the proprietor of a a ground floor purpose built flat in Southgate. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Southgate conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Southgate premises is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case was in relation to 2 flats. The unexpired term as at the valuation date was 70.31 years.
Do online conveyancing organisations undertake everything a high street Southgate solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Southgate?
Where you use an online conveyancer they will undertake all the things your Southgate conveyancer would cover.