Are the BSA planning on creating a search tool with a view to list solicitors on the Loughborough BS conveyancing panel for example in Camden Town?
We are not aware of any intention on the part of the BSA to develop such a search facility.
My bid for a property was accepted at auction in Camden Town. Conveyancing is needed. What are my next steps?
Having to all intents and purposes signed on the dotted line you should find a conveyancing practitioner quickly as you are faced with a tight a fixed date to complete the property. Every auction property should have an associated legal pack. This will include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must pass this on to the lawyer instructed by you ASAP. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
I have paid off my mortgage with Coventry BS. I assume I don't need a Camden Town property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I recently had an offer accepted on a house in Camden Town. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Soon after, the property lawyer called me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Stirling Law several years ago for my conveyancing in Camden Town. Now, I need my files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Camden Town of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Camden Town differ for newly converted properties?
Most buyers of new build property in Camden Town approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Camden Town tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Camden Town or who has acted in the same development.
I need to instruct a conveyancing solicitor for sale conveyancing in Camden Town. I happened to stumble across a web site which appears to be the perfect offering If it is possible to get all this stuff done via phone that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Do you have any top tips for leasehold conveyancing in Camden Town with the intention of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Camden Town can be reduced where you instruct lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation needed by the buyers’ representatives. You believe that you know the number of years left on your lease but it would be advisable verify this by asking your solicitors. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is less than 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Camden Town state that internal structural changes or installing wooden flooring require a licence issued by the Landlord acquiescing to such works. Where you dont have the paperwork in place you should not contact the landlord without contacting your solicitor first. If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Organising a duplicate share certificate is often a lengthy process and delays many a Camden Town home move. Where a reissued share certificate is necessary, do contact the company officers or managing agents (where relevant) for this as soon as possible. The majority of landlords or Management Companies in Camden Town charge for providing management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Camden Town.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Camden Town conveyancing firm to help?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to decide the price.
An example of a Lease Extension decision for a Camden Town residence is Flat 120, Clare Court Judd Street in August 2013. the Tribunal held that the premium to be paid for the extension of the lease should be £64,650 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 62.79 years.