I can't travel far from Bounds Green. What is the rationale as to why all Bounds Green property lawyers are not on all bank panels?
Mortgage Companies ordinarily impose restrictions on either the nature or the number of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that the practice must have at least two partners. In addition to restricting the nature of firm, some lenders decided to reduce the number of organisations they allow to represent them. You should note that mortgage companies have no responsibility for the accuracy of conveyancing given by any Bounds Green property lawyer on their panel. Property fraud was the primary trigger for the culling of conveyancing panels in the last decade even though there are opposing opinions concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicates that thousands of conveyancing organisations only transact a couple of conveyances a year. Those advocating conveyancing panel culls question why law firms should have the right to remain on a bank panel when it is apparent that property law is not their speciality?
Do lawyers ask for money up-front for my conveyancing in Bounds Green?
If you are buying a property in Bounds Green your lawyer will ask you to provide them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the purchase price then this will be asked for immediately before contracts are exchanged. Any further balance that is due should be transferred shortly before completion.
five months have gone by since my purchase conveyancing in Bounds Green took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Bounds Green is the location of the property. Is there any advice you can impart?
Flying freeholds in Bounds Green are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bounds Green you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bounds Green may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been sourcing a conveyancing practitioner in Bounds Green for my remortgage. Is it possible to see a firm’s record with the legal regulator?
You may search for presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor call for training requirements.
I only have Seventy years left on my lease in Bounds Green. I am keen to extend my lease but my landlord is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the freeholder. In some cases an enquiry agent may be useful to carry out a search and to produce a report which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Bounds Green.
We have reached the end of our tether in negotiating a lease extension in Bounds Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Bounds Green conveyancing firm who can help.
An example of a Lease Extension case for a Bounds Green property is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The unexpired lease term was 81.79 years.