Some advice if I may. My Arnos Grove lawyer is assuring me that he has toapply for Arnos Grove conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. These Arnos Grove searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Arnos Grove conveyancing searches.
My mortgage company has recommended a law firm on their panel based in Arnos Grove but I would rather use a conveyancing lawyer in Arnos Grove local to me. Can you assist?
The minority of Arnos Grove conveyancing solicitors are approved and listed on all banks conveyancing panel. Use the above find an approved solicitor tool to identify a Arnos Grove conveyancing firm on the on the lender panel.
Have just purchased a repossessed house at auction in Arnos Grove. Conveyancing is required. What is next?
Given that you have now to in every practical sense signed on the dotted line you should hire the services of a conveyancing solicitor soon as you now have a tight a drop dead date to complete the transaction. All auction property will have an associated legal pack. This should include most,if not all of the paperwork that your solicitor will need. In the case of leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must give this to the conveyancer working for you as soon as possible. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
I have paid off my mortgage with RBS. I assume I don't need a Arnos Grove lawyer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Planning on purchasing a flat in Arnos Grove. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Arnos Grove conveyancing practitioner is on the Leeds Building Society conveyancing panel.
Will our lawyer be raising questions concerning flooding as part of the conveyancing in Arnos Grove.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Arnos Grove. Some people will acquire a property in Arnos Grove, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their lawyers which should figure out the risks in Arnos Grove. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out whether the property has ever been flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser could commence a compensation claim as a result of such an inaccurate reply. A buyer’s conveyancers should also carry out an environmental report. This should disclose if there is a recorded flood risk. If so, additional inquiries will need to be made.
I am thinking of appointing a conveyancing practitioner in Arnos Grove for my remortgage. Is there any facility to see a solicitor's record with the profession’s regulator?
Anyone can review published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.
Back In 2005, I bought a leasehold house in Arnos Grove. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Arnos Grove who previously acted has long since retired. What should I do?
First make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. You do not need to instruct a Arnos Grove conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Arnos Grove conveyancing firm to help?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to determine the sum to be paid.
An example of a Freehold Enfranchisement decision for a Arnos Grove property is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case related to 2 flats. The number of years remaining on the existing lease(s) was 70.31 years.