Unfortunately I am unable to travel far from Wood Green. I would like to know the reason why all Wood Green property lawyers are not on all mortgage company panels?
A decade ago most mortgage companies exhibited an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into fraud which in summary warned lenders: know the lawyers on your panel. As a result, mortgage companies have subsequently soughtmore information from law firms about their operations and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Many law practices have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum amount of transactions the mortgage companies required.
Our Wood Green lawyer has discovered an inconsistency between the information in the valuation report and what is revealed within the title deeds. My solicitor informs me that he is duty bound to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Having sold my house in Wood Green last November yet the purchaser is Skype messaging me complaining that her conveyancer is waiting to hear from myconveyancer. What should have happened now that I have sold?
Post completion of your disposal your solicitor is obliged to forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. If applicable, your solicitor should also send confirmation that the mortgage has been repaid to the purchasers solicitors. There are no post completion requirements peculiar conveyancing in Wood Green.
I am due to move house in November. Will my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in Wood Green. Conveyancing lawyer was found prior to coming across your page.
On the day of completion you can pick up the house keys from your selling agent however this can only occur once the sellers lawyers advise the agent that the monies to complete are in and the keys can be released. You will need to advise the removal men that they can start moving you in. We do not suggest a particular removal company but can help you locate a residential property solicitor in Wood Green or a legal practice that specialises in conveyancing in Wood Green.
Completion of my purchase has taken place for my property in Wood Green. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being pedantic. The Wood Green solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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 am looking for a leasehold apartment up to £195,000 and found one round the corner in Wood Green I like with open areas and railway links nearby, however it only has 52 years on the lease. I can't really find anything else in Wood Green for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Wood Green and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business lessees, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Wood Green is one of the hundreds of locations in which the firms we work with are based