Is the fact that my solicitor in Arnos Grove is not on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Arnos Grove conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Me and my wife are buying our first property. Our lawyer has messagedto check if we wish to order additional conveyancing searches. Unfortunately we are clueless as to what's recommended for conveyancing in Arnos Grove
The range of Arnos Grove conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your familiarity of the region and risks, your general appetite to risk. What is important is that you adequately understand what information the searches could give you. You may then decide if you personally think you need that search. If in doubt, ask the solicitor to guide you.
I am considering applying for a Kent Reliance mortgage for purchase of a new build (under development) in Arnos Grove with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I am downsizing from our house in Arnos Grove and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Arnos Grove. Having lived in Arnos Grove for many years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to check with 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 ailment)
I am looking for a leasehold apartment up to £305k and identified one round the corner in Arnos Grove I like with amenity areas and station nearby, however it only has 61 remaining years left on the lease. There is not much else in Arnos Grove in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan that many years will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Estate agents have just been given the go-ahead to market my ground floor flat in Arnos Grove. Conveyancing solicitors are to be appointed soon, but I have just received a half-yearly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual given that all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Having spent years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Arnos Grove. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to decide the amount due.
An example of a Freehold Enfranchisement decision for a Arnos Grove residence is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The unexpired residue of the current lease was 70.31 years.