The Wood Green conveyancing firm that I appointed last week on my house acquisition in Wood Green have suddenly shut down. I chose them because I had to have a firm on the UBS conveyancing panel and my preferred Wood Green lawyer was not. I wrote them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
We are purchasing a detached bungalow in Wood Green. The intention is to carry out an extension to the side at the property.Will legal due diligence on the property involve enquiries to see if these works are permitted?
Your property lawyer should check the deeds as conveyancing in Wood Green can sometimes reveal restrictions in the title deeds which prevent categories of works or need the permission of a 3rd party. Many extensions need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
The formalities of my purchase has taken place for my property in Wood Green. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The Wood Green solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the primary reason for stalling in Wood Green conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Wood Green.
My wife and I own a renovated Georgian property in Wood Green. Conveyancing lawyer represented me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching property. Is it worth asking The Mortgage Works to clarify?
You need to read the Freehold register you have again and check the Charges Register for 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 buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who completed the work.
About to purchase a new build apartment in Wood Green. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Wood Green
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Developers have recommended to me a solicitor and I've received an estimate from them. They are almost £400 cheaper than my own Wood Green conveyancing practitioner. Should I use them?
Developers frequently have panels of property lawyers who expedite matters and who know the developer’s contract and conveyancing practitioner. Plenty of developers offer an inducement to select their approved conveyancer for this reason, any increased cost can be avoided and a developer will not suggest a conveyancing warehouse and run the risk of having the conveyancing delayed when they need an exchange in 28 days. The argument for not opting for the recommended conveyancer is that they may prove unwilling to fight for your interests for fear of alienating the sellers. If you worry that this may be the situation you should remain with your high street Wood Green solicitor.