I have just been advised by my broker that my Tottenham Green the law firm I have appointed is not on the lender Solicitor panel. What can I do to be sure that this is correct?
The best course of action for you to take is to call your Tottenham Green lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
I used Stirling Law several years ago for my conveyancing in Tottenham Green. Now, I need the files but cannot find the solicitor. What do I do?
Do contact 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 Tottenham Green of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Tottenham Green with a mortgage from Clydesdale. The developers would not reduce the amount so I negotiated 6k of additionals instead. The property agent advised me not inform my lawyer about the side-deal as it could affect my mortgage 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.
We're FTB’s - had an offer accepted, but the agent informed us that the owners will only move forward if we instruct the agent's chosen solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a family conveyancer who is accustomed to conveyancing in Tottenham Green
It is unlikely the owners are driving this. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Tottenham Green conveyancing firm - not the ones that will provide the estate agent a referral fee or meet his conveyancing thresholds pre-set by HQ.
Can you offer any advice when it comes to appointing a Tottenham Green conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Tottenham Green conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Tottenham Green conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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How familiar is the firm with lease extension legislation?
I have had difficulty in seeking a lease extension in Tottenham Green. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to decide the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Tottenham Green property is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case was in relation to 2 flats. The unexpired term as at the valuation date was 74.13 years.
20 days into buying a residence in Tottenham Green. Conveyancing solicitor has phoned to say the title is "Leasehold". Should this adversely affect our lender’s valuation?
Tottenham Green conveyancing does not in most situations involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it’s unlikely to impact the marketability significantly.
At the other extreme, if it's, say, 50 years it will have a adverse impact on the saleability, and probably wouldn't be acceptable to the lender. The remaining lease term and ground rent will be specified in the lease which should be made available to your conveyancing practitioner.