My husband and I are buying a 3 bedroom flat in Arnos Grove with a mortgage. We like our Arnos Grove lawyer, but the mortgage company says she’s not on their "panel". It appears that we have no option but to appoint one of the lender panel firms or retain our Arnos Grove lawyer as well as pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The 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. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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 Arnos Grove conveyancing lawyer to apply to be on the conveyancing panel.
Me and my brother own a 4 bedroom Edwardian house in Arnos Grove. Conveyancing practitioner acted for me and Leeds Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Arnos Grove and other areas of 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 mortgage companies. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.
I'm purchasing my first flat in Arnos Grove benefiting from help to buy. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not inform my lawyer about this side-deal as it could impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am using a search engine for the words conveyancing in Arnos Grove it reveals numerous property lawyersin the vicinity. How do I determine which is the right conveyancing solicitor for purchase transaction?
The best way of finding a suitable conveyancer is through a trusted recommendation, so seek the opinion of colleagues and those you trust who have bought a property in Arnos Grove or the local estate agent or financial adviser. Charges for conveyancing in Arnos Grove vary, so it's a good idea to obtain at least three fee estimates from varying types of conveyancers. Dont forget to clarify that the fees are fixed.
Last June I purchased a leasehold house in Arnos Grove. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have had difficulty in negotiating a lease extension in Arnos Grove. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Arnos Grove conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Arnos Grove premises 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 remaining number of years on the lease was 70.31 years.
I cannot get to my Arnos Grove conveyancing lawyers office to execute documents connected to my conveyancing in Arnos Grove – will this be an issue?
No. Arnos Grove conveyancing solicitors can deal with home moves for clients throughout the rest of the country. You are unlikely to be required to be present a Arnos Grove conveyancers office. They can deal with all communications via phone, post and email - whatever works for you.