Am I correct in assuming that the fact that my conveyancer in Farringdon is not identified on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Farringdon conveyancing practice and enquire why they are no longer on the approved list for your lender.
I am being told by my conveyancer that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Farringdon?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
We previously chose conveyancers located in Farringdon on the RBS solicitor panel. They are now charging me a supplemental sum for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. This charge is not dictated by RBS but by your Farringdon conveyancing practitioner. Some firms on the RBS panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
We were going to get a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Farringdon solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Farringdon solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
The deeds to my home are lost. The solicitors who did the conveyancing in Farringdon 5 years ago have long since closed. What are my options?
Nowadays there are copies made of almost everything, and your solicitor should be aware precisely where to look for all the relevant paperwork so you can purchase or sell your house without a hitch. If duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against future claims on the property.
Due to the input of my in-laws I had a survey completed on a property in Farringdon in advance of retaining solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend refuse to grant a loan on a flying freehold property.
It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Farringdon. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the will of my uncle I am selling a house in Monmouth but reside in Farringdon. My lawyer (approximately 235 kilometers awayhas requested that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Farringdon to attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Farringdon
I own a leasehold flat in Farringdon. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Farringdon who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Farringdon conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the proprietor of a ground flat in Farringdon. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
Where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension case for a Farringdon 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 residue of the current lease was 66.8 years.