Am I correct in assuming that the fact that my conveyancer in Fitzrovia is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Fitzrovia conveyancing practice and enquire why they are no longer on the approved list for your lender.
We are purchasing a house and need a conveyancing solicitor in Fitzrovia who is on the TSB solicitor panel. 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 be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Fitzrovia.
What is the optimum way to check that the solicitor carrying out my conveyancing in Fitzrovia is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £175.00 in another set of legal charges.
Feel free to take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the mortgage company and type ‘Fitzrovia’ or your preferred area and you will be presented with numerous solicitors offices in Fitzrovia or nearest you.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who conducted the conveyancing in Fitzrovia 4 years ago have long since closed. What are my options?
In today’s world there are duplicates made of almost everything, and your solicitor should know exactly where to look for all the suitable paperwork so you may buy or sell your property without a hitch. Where copies are not available, your conveyancer may be able to arrange cover in the form of insurance or indemnities against future claims on your premises.
Am I right to be suspicious that brokers that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Fitzrovia conveyancing company?
As with many professional services, often suggestions from connections can be very helpful. Yet there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks may put forward conveyancers to retain. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You have the discretion to choose your own conveyancer. You need to be aware that the majority of lenders operate an approved list of lawyers you must use for the lender related work in your home move.
Can you provide any advice for leasehold conveyancing in Fitzrovia with the purpose of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Fitzrovia can be bypassed if you get in touch lawyers the minute you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ representatives. Some Fitzrovia leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have had any disputes with your freeholder or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to ongoing. The majority of landlords or managing agents in Fitzrovia levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Fitzrovia.
Notwithstanding our best efforts, we have been unsuccessful in negotiating a lease extension in Fitzrovia. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We are happy to put you in touch with a Fitzrovia conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Fitzrovia residence is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case related to 1 flat. The unexpired term as at the valuation date was 73.26 years.