My wife and I are purchasing a flat in Chalk Farm. It might be a silly question but how we can trust a solicitor? At some point we have to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are due to move home in September. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Chalk Farm. Conveyancing solicitor was chosen prior to coming across your page.
On the day of completion you will need to pick up the house keys from your property agent however this can only take place once the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you can advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a conveyancing in Chalk Farm or a solicitor with expertise in conveyancing in Chalk Farm.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being a right pain. The Chalk Farm solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Chalk Farm differ for new build properties?
Most buyers of new build residence in Chalk Farm contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Chalk Farm tend to purchase the real estate, 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 used to new build conveyancing in Chalk Farm or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Chalk Farm prior to appointing lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders may refuse to give a loan on such a premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Chalk Farm. Conveyancing may be slightly more expensive based on your lender's requirements.
In scouring the world wide web for the term on line conveyancing in Chalk Farm it reveals numerous conveyancerslocally. With so much choice what is the best way to find the suitable conveyancer for my move?
The ideal method of seeking a suitable conveyancer is via personal referral, so seek the counsel of friends and relatives who have acquired a property in Chalk Farm or a local estate agent or financial adviser. Costs for conveyancing in Chalk Farm differ, so it's a good idea to request at least four fee estimates from varying types of property lawyers. Make sure that you know that the fees are fixed.
I am employed by a long established estate agent office in Chalk Farm where we have witnessed a few leasehold sales derailed as a result of short leases. I have been given inconsistent advice from local Chalk Farm conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
After months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Chalk Farm. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a Chalk Farm conveyancing firm who can help.
An example of a Lease Extension decision for a Chalk Farm flat is Flat 2 27 Mackeson Road in December 2012. The Tribunal assessed the value of the lease extension premium at £35,435 and rounded the figure to £35,500 This case related to 1 flat. The remaining number of years on the lease was 64.77 years.
My lender have just issued us with a mortgage offer. We instructed a local conveyancer in Chalk Farm yesterday. A couple of hours ago, our financial adviser called to say that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the mortgage company had some control over our choice Is this permitted?
You are permitted to select any conveyencer you prefer to instruct including the said conveyancer in Chalk Farm but if they are not on the your bank's panel you will have to pay additional cost so the bank can appoint their own solicitors as well to protect their interest. It may be conceivable that your solicitor may apply to get included on to the mortgage company list of approved firms. Do make the most of web-based tools such as lenderpanel.com to find a conveyancing solcitor in Chalk Farm on the lender panel. You can go into your high street bank branch in Chalk Farm. They can recommend conveyancing solicitors in Chalk Farm on the bank panel.