I can't travel far from Stroud Green. I would like to know the logic why all Stroud Green conveyancers aren't automatically on all bank panels?
A decade ago most lenders exhibited an approach to risk which is different from today. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which concluded: know the conveyancers on your panel. As a result, mortgage companies have subsequently looked to extract more data from law firms concerning their processes and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Hundreds of law practices have been removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the minimum volume of transactions the lenders required.
My bank has suggested solicitors on their panel based in Stroud Green but I would rather instruct a conveyancing lawyer in Stroud Green or nearer to where I live. Are you able to help?
It is by no means the case that all Stroud Green conveyancing practitioners are listed all banks conveyancing panel. Do make use of the above find an approved solicitor tool to locate a Stroud Green conveyancing conveyancer on the on the mortgage company panel.
This question may be naive but I am unseasoned as a first time buyer of a garden flat in Stroud Green. Do I collect the keys to the property on completion from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Stroud Green?
On the day of completion you will not be required to attend the conveyancers office in Stroud Green. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to pick up the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
My wife and I purchasing a 3 bedroom semi in Stroud Green. We would like to convert the garage to an office at the house.Will legal investigations on the property include checks to ascertain if these alterations are allowed?
Your solicitor will check the registered title as conveyancing in Stroud Green will on occasion identify restrictions in the title documents which prevent certain changes or need the consent of a 3rd party. Certain works require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
TSB have agreed my mortgage in principle, my bid on a apartment in Stroud Green has been accepted, what are the next steps?
Your property agent will wish to be advised as to your conveyancer's details (ensure that the conveyancing practitioners are on the lender’s approved list). Telephone TSB or your financial adviser and complete any appropriate documentation. TSB will instruct a valuer who will get in touch with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. TSB will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Stroud Green.
My wife and I own a terraced Georgian house in Stroud Green. Conveyancing practitioner acted for me and HSBC Bank. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. Is it worth asking HSBC Bank to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be 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 Stroud Green and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing solicitor who conducted the work.
I am purchasing a new build house in Stroud Green benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my conveyancer about the side-deal as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What advice can you give us when it comes to appointing a Stroud Green conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Stroud Green conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Stroud Green conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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If the firm is not ALEP accredited then what is the reason? How experienced is the firm with lease extension legislation?
Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Stroud Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Stroud Green conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Stroud Green property is 51 Lorne Road in November 2009. The price Payable as decided by the tribunal for the freehold reversion was £27,000. The valuation follows the order of the County Court made on 3 April 2008 granting a vesting order. This case affected 1 flat. The unexpired lease term was 71 years.