My husband and I are buying a 2 bedroom flat in Crouch End with a mortgage. We like our Crouch End conveyancer, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Crouch End conveyancer and pay for one of their panel lawyers to act for them. This seems very unfair; are we not able to require that the mortgage company use our Crouch End solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Crouch End conveyancing solicitor to apply to be on the conveyancing panel.
I require conveyancing for an apartment in a relatively new development (6 years old) in Crouch End. Almost all the properties have already been sold. Is it strictly necessary to order conveyancing searches as part of conveyancing in Crouch End?
A big part of the Crouch End conveyancing process is the conveyancing searches. There are hundreds search providers delivering Crouch End conveyancing searches, as well straight from the local authority. These are usually referred to as personal search organisation due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.
We note that you have a post code search directory listing solicitors on the Clydesdale conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Crouch End?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Crouch End.
3 months have gone by following my purchase conveyancing in Crouch End completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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 residence 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.
Due to the encouragement of my in-laws I had a survey completed on a house in Crouch End ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders may not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Crouch End. Conveyancing will be smoother if you use a solicitor in Crouch End especially if they are accustomed to such properties in Crouch End.
Having had my offer accepted I require leasehold conveyancing in Crouch End. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Crouch End - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Crouch End conveyancing firm to act on my behalf?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the sum to be paid.
An example of a Lease Extension case for a Crouch End flat is Flat 2A 19 Shepherds Hill in June 2014. The tribunal concluded in accordance with section 48 and schedule 13 of the Leasehold Reform,Housing and Urban Development Act (the 1993 Act) that the premium payable in respect of the grant of a new lease for the Flat be £24,303 (twenty four thousand three hundred and three pounds) This case was in relation to 1 flat. The unexpired residue of the current lease was 67.85 years.