I have been referred to a conveyancing solicitor in Tottenham Hale. I need to find out if they are on the Bank of Ireland conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing you should do is call your solicitor and ask them whether they are on the lender panel. Alternatively you can call Bank of Ireland who may be able to confirm.
We are getting the release of further funds on our mortgage from Yorkshire BS as we intend to conduct improvements to our property in Tottenham Hale. Are we obliged to select a nearby Tottenham Hale solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS don't usually instruct a member of their conveyancing panel 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 Yorkshire BS list.
I recently had an offer agreed on a house in Tottenham Hale. My mortgage broker suggested a lawyer. I paid an upfront payment of £175. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our sealed bid on a house in Tottenham Hale has been agreed to, but there is a chain. The sellers have offered on somewhere, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Tottenham Hale. What do I do now? When should I get the mortgage application with Skipton going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Tottenham Hale conveyancing search costs, etc). The first course of action is to ensure that your lawyer is on the Skipton conveyancing panel. Regarding the subsequent stages this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. In a buoyant market many home buyers would apply for a home loan with Skipton and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with searches.
I am downsizing from our house in Tottenham Hale and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Tottenham Hale. We have lived in Tottenham Hale for three years we know that this is a non issue. Do we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Tottenham Hale I like with a park and railway links nearby, the downside is that it only has 49 years on the lease. There is not much else in Tottenham Hale suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan the shortness of the lease will be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
Can you provide any advice for leasehold conveyancing in Tottenham Hale with the aim of expediting the sale process?
- Much of the delay in leasehold conveyancing in Tottenham Hale can be avoided if you appoint lawyers as soon as you market your property and ask them to put together the leasehold information needed by the purchasers’ conveyancers. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Tottenham Hale leases often stipulate that internal structural alterations or laying down wooden flooring require a licence issued by the Landlord approving such alterations. If you fail to have the approvals to hand do not contact the landlord without contacting your conveyancer first. Some Tottenham Hale leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your lawyers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 80 years. In the circumstances it is essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you hold a share in a the freehold, you should ensure that you hold the original share document. Obtaining a replacement share certificate can be a time consuming process and frustrates many a Tottenham Hale home move. Where a reissued share is needed, do contact the company director and secretary or managing agents (where relevant) for this as soon as possible.
I am the leaseholder of a ground floor flat in Tottenham Hale. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the premium.
An example of a Freehold Enfranchisement case for a Tottenham Hale flat 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 affected 2 flats. The unexpired residue of the current lease was 74.13 years.
Is it possible for you to suggest a solicitor for buying a house? Ideally someone in the Tottenham Hale area, who will communicate via email - not someone who insists on a letter in the post or fax.
The purpose of this site is limited to being a directory service for conveyancers who want to be listed as being on the approved conveyancing panel for TSB in certain areas for example Tottenham Hale . We dont recommend any particular conveyancer.