My husband and I are purchasing a 2 bedroom apartment in Enfield with a mortgage. We have a Enfield lawyer, but the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Enfield conveyancing practitioner as well as pay for one of their panel firms to act for them. We feel that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you 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 Enfield conveyancing lawyer to apply to be on the conveyancing panel.
I am looking to buy a flat and require a conveyancing solicitor in Enfield who is on the Birmingham Midshires approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Birmingham Midshires in certain locations such as Enfield. We dont recommend any particular firm.
I am helping my sister sell her flat in Enfield. Does the conveyancing solicitor commission the energy assessment or it is for me to see to?
After the abolition of Home Packs, energy assessments remained a compulsory component of selling a property. An energy performance certificate needs to be commissioned in advance of the property being advertised. This is not a task that conveyancers ordinarily arrange. If you are using a Enfield conveyancing practitioner they may be willing to arrange energy assessments due to their relationships with long established local energy assessors
I happen to be the single recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Enfield. The Enfield property was put into my name in May. I want to move. I understand that there is a CML 6 month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the property in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most banks would take a practical view as this requirement is principally there to identify the purchase and immediately sell or the wholesaling and assigning of property.
I currently have a mortgage with Virgin Money for my property in Enfield. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
You must advise Virgin Money before renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel firm.
It has been 4 months since my purchase conveyancing in Enfield concluded. I have checked the Land Registry site 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Enfield is the location of the property. What do you suggest?
Flying freeholds in Enfield are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Enfield you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Enfield 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 residence.
Are there any apps to help search for a Enfield law firm on the Aldermore conveyancing panel? I have wheels and am happy to travel upto 25miles to meet the conveyancer.
Feel free to make use of the tool on this website. Please pick a lender and your location and you will see a number of Enfield conveyancing lawyers locally. We have detailed some Enfield conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Aldermore member panel