Our mortgage company has recommended a law firm on their panel based in Tower Hill but I would rather choose a conveyancing lawyer in Tower Hill round the corner to me. Are you able to help?
The minority of Tower Hill conveyancing firms are approved and listed on all lender’s conveyancing panel. Do make the most of the above find an approved solicitor tool to find a Tower Hill conveyancing solicitor on the on the mortgage company panel.
When it comes to lenders such as Kent Reliance, do Tower Hill property lawyers incur a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
We previously instructed solicitors based in Tower Hill on the Virgin Money solicitor approved list. They are now charging me a separate sum for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. This charge is not set by Virgin Money but by your Tower Hill conveyancing practitioner. Plenty of firms on the Virgin Money panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
After months of negotiation I have agreed a price on a house in Tower Hill. My financial adviser suggested a solicitor. I paid an advanced payment of £150. Shortly after, the solicitor contacted me to say that they were not on the Skipton 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 Skipton 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.
I need some quick conveyancing in Tower Hill as I am under an ultimatum to sign on the dotted line within 3 weeks. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not taking a home loan you have the choice not to have searches carried out although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Tower Hill the following are instances of issues that can appear and adversely affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
Due to the advice of my in-laws I had a survey completed on a property in Tower Hill before retaining lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies may refuse to grant a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Tower Hill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tower Hill to see if the conveyancing costs will increase in light of this.
I am in need of some leasehold conveyancing in Tower Hill. Before diving in I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Tower Hill - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Tower Hill conveyancing firm to help?
in cases where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Tower Hill residence is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case affected 41 flats. The remaining number of years on the lease was 107 years.
My husband and I are purchasing a four bedroom ground floor flatin Tower Hill with a loan from a bank. We wish to instruct our conveyancer in Tower Hill yet our lender inform us now that he's not listed on their "panel". It seems we have little choice but to instruct one of the our lender panel solicitors or stay with our Tower Hill conveyancer and pay for one of their panel ones to represent our mortgage company. We feel as though this is unjust; is there anything we can do?
No, not really. The bank mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank's conveyancing panel. in the past, most lenders had open panels, including most conveyancing solicitors in Tower Hill : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your mortgage company.