I can't travel far from Stoke Newington. Is there a reason why all Stoke Newington property lawyers aren't automatically on all lender panels?
Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in mortgage companies pruning a number of firms from their official list of approved lawyers .
We are selling our apartment in Stoke Newington. Will my solicitor have to be required to be on the Yorkshire BS conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
We are planning to move house in September. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Stoke Newington. Conveyancing solicitor was organised before I stumbled across this page.
On the day of completion you will need to collect the keys from your estate agent however this can only take place once the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you can advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you locate a residential property solicitor in Stoke Newington or a firm that specialises in conveyancing in Stoke Newington.
is it true that all Stoke Newington solicitor practices on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
I am expecting a DIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Stoke Newington solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stoke Newington solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
four months have elapsed following my purchase conveyancing in Stoke Newington took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey completed on a property in Stoke Newington before retaining solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some banks may refuse to issue a mortgage on this type of property.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stoke Newington. Conveyancing will be smoother if you use a solicitor in Stoke Newington especially if they are accustomed to such properties in Stoke Newington.
My wife and I purchased a leasehold house in Stoke Newington. Conveyancing and Bank of Scotland mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Stoke Newington who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Stoke Newington conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, 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 attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Stoke Newington conveyancing firm to act on my behalf?
You certainly can. We can put you in touch with a Stoke Newington conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Stoke Newington premises is Lower Flat 16A Beatty Road in September 2012. The premium payable was £13,577. The terms of the lease has been agreed between the Applicants and the First Respondent and the Tribunal did not seek to disturb that agreement. This case was in relation to 1 flat.