The Enfield Town conveyancing lawyers that just started acting on my purchase in Enfield Town have suddenly closed. I only went with them because I needed a firm on the RBS conveyancing panel and my previous Enfield Town lawyer was not. I sent them a cheque for two hundred pounds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
My conveyancer has informed me that breach of easement insurance is required on my purchase. What is the level of cover for Enfield Town conveyancing?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such insurances.
We expect to receive a DIP from Barclays this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Enfield Town solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Enfield Town solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have a mortgage with Aldermore for my property in Enfield Town. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
Your original mortgage agreement with Aldermore will provide that you need their approval before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent 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 Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel solicitor.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Enfield Town is where the house is located. Can you offer any guidance?
Flying freeholds in Enfield Town are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Enfield Town you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Enfield Town 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 property.
What does commercial conveyancing in Enfield Town cover?
Enfield Town conveyancing for business premises incorporates a broad array of advice, given by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
We're FTB’s - agreed a price, but the agent informed us that the owners will only go ahead if we appoint the agent's preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street conveyancer who is accustomed to conveyancing in Enfield Town
We suspect that the owner is not behind this requirement. If they want ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Speak to the owners direct and make sure they comprehend that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to use your own,trusted Enfield Town conveyancing solicitors - not the ones that will provide the estate agent a kickback or achieve conveyancing thresholds pre-set by corporate headquarters.
To what extent are Enfield Town conveyancing solicitors duty bound by the Law Society to supply transparent conveyancing figures?
Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Enfield Town or across England and Wales.