We wanted to use a property lawyer in Clerkenwell for our house move. Our broker has since advised us that our mortgage lenders Clydesdale won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most banks had a different appetite for risk. Almost all Clerkenwell conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms relating to their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum number of transactions. Many Clerkenwell conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Clerkenwell is one of the many areas where the lawyers we list are members of the panel for Clydesdale.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Clerkenwell. Do I pick up the keys to the house on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Clerkenwell?
On the day of completion you do not need to attend the conveyancers office in Clerkenwell. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you should be able to pick up the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
We are purchasing a 3 bedroom semi in Clerkenwell. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve investigations to see if these works are permitted?
Your conveyancer should check the deeds as conveyancing in Clerkenwell will sometimes reveal restrictions in the title documents which prohibit categories of alterations or necessitated the permission of a 3rd party. Many works need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
The formalities of my purchase has taken place for my property in Clerkenwell. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
What can a local search reveal regarding the house my wife and I purchasing in Clerkenwell?
Clerkenwell conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search is essential in every Clerkenwell conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Due to the encouragement of my in-laws I had a survey completed on a house in Clerkenwell ahead of appointing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some banks tend refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Clerkenwell. Conveyancing will be smoother if you use a solicitor in Clerkenwell especially if they are accustomed to such properties in Clerkenwell.
What tools are available to identify a Clerkenwell solicitor on the Coventry Building Society conveyancing panel? I drive a motor bike and am willing to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the search on this page. Please choose the mortgage company and your location and you will see a number of Clerkenwell conveyancing lawyers based on proximity. We have detailed some Clerkenwell conveyancing firms towards the end of this page and you can telephone them to check whether they are on the Coventry Building Society member panel
Can you provide any top tips for leasehold conveyancing in Clerkenwell with the intention of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Clerkenwell can be reduced where you appoint lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold information needed by the purchasers’ conveyancers. A minority of Clerkenwell leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. You believe that you know the number of years left on your lease but it would be advisable double-check via your conveyancers. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 80 years. In the circumstances it is important at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you hold a share in a the freehold, you should ensure that you have the original share document. Arranging a replacement share certificate can be a lengthy process and frustrates many a Clerkenwell conveyancing transaction. If a new share is necessary, do contact the company director and secretary or managing agents (where applicable) for this as soon as possible. If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Clerkenwell leases often stipulate that internal structural alterations or laying down wooden flooring require a licence issued by the Landlord approving such changes. Should you dont have the approvals to hand do not communicate with the landlord without contacting your lawyer before hand.
I have given up trying to reach an agreement for a lease extension in Clerkenwell. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Clerkenwell residence is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The unexpired term was 66.8 years.