My wife and I are planning to purchase a house in Enfield Lock and are in fact using a Enfield Lock conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Lloyds TSB Bank have this morning contacted us to advise us that there is now an issue as our Enfield Lock conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Enfield Lock solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I have justdiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Enfield Lock for a purchase of a freehold house 12 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The easiest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Enfield Lock conveyancing specialists.
How does conveyancing in Enfield Lock differ for new build properties?
Most buyers of new build premises in Enfield Lock come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Enfield Lock 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 conveyancers 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 Enfield Lock or who has acted in the same development.
How do I use the search app to locate a conveyancing solicitor in Enfield Lock on the panel for my mortgage?
1st pick a lender such as Lloyds TSB Bank, Norwich and Peterborough Building Society or Godiva Mortgages Ltd then type in your location such as Enfield Lock. Conveyancing practices in Enfield Lock and nationally should be identified.
My fiance and I may need to sub-let our Enfield Lock 1st floor flat temporarily due to a career opportunity. We instructed a Enfield Lock conveyancing firm in 2002 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your last Enfield Lock conveyancing solicitor is not around you can review your lease to see if you are permitted to let out the property. The rule is that if the lease is silent, subletting is permitted. There may be a precondition that you must seek permission from your landlord or other appropriate person before subletting. The net result is that you cannot sublet in the absence of prior consent. The consent must not not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord for their consent.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Enfield Lock conveyancing firm to represent me?
You certainly can. We are happy to put you in touch with a Enfield Lock conveyancing firm who can help.
An example of a Vesting Order and Purchase of freehold matter before the tribunal for a Enfield Lock property is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case related to 2 flats. The unexpired residue of the current lease was 80.01 years.
My estate agent has suggested using their solicitor for our conveyancing in Enfield Lock - Surely it’s better to just use them?
It is not always the case and you are entitled to instruct whichever solicitor of your choosing for your Enfield Lock conveyancing. A conveyancer put forward by a 3rd party adviser may not necessarily be the best solicitor, they may recommend their own conveyancing firm who are based far away. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.