My lender has suggested solicitors on their panel based in Wood Green but I would rather instruct a conveyancing lawyer in Wood Green local to me. Can you help?
It is by no means the case that all Wood Green conveyancing solicitors are listed all lender’s conveyancing panel. Please make the most of the above find an approved solicitor tool to find a Wood Green conveyancing solicitor on the on the bank panel.
My father advised me that in buying a property in Wood Green there may be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of anumerous of properties in Wood Green which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Wood Green should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to mortgage companies such as Barclays, do Wood Green lawyers incur a fee to be on the list of approved solicitors?
We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I recently had an offer agreed on a house in Wood Green. My mortgage broker suggested a solicitor. I paid an upfront payment of £225. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Aldermore 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 Aldermore 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.
Should my solicitor be making enquiries about flooding during the conveyancing in Wood Green.
Flooding is a growing risk for solicitors specialising in conveyancing in Wood Green. There are those who buy a house in Wood Green, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Wood Green. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to determine whether the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the owner, then a purchaser could issue a claim for damages stemming from an inaccurate answer. The purchaser’s solicitors should also carry out an environmental search. This should disclose whether there is a recorded flood risk. If so, additional inquiries should be carried out.
Me and my brother own a terraced Victorian house in Wood Green. Conveyancing lawyer acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the exact same address. Is it worth asking Skipton Building Society to clarify?
You need to 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wood Green and other locations in 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 mortgage companies. You can also check the position with your conveyancing solicitor who carried out the work.
As co-executor for the estate of my grandfather I am disposing of a residence in Swansea but I am based in Wood Green. My solicitor (based 300 kilometers awayrequires that I sign a stat dec ahead of completion. Can you recommend a conveyancing practitioner in Wood Green to witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Wood Green
I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Wood Green. Conveyancing advisers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Wood Green ?
Most houses in Wood Green are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Wood Green in which case you should be shopping around for a Wood Green conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your lawyer will report to you on the legal implications.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Wood Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Wood Green conveyancing firm who can help.
An example of a Lease Extension decision for a Wood Green residence is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case related to 1 flat. The unexpired term as at the valuation date was 81.79 years.