My Frognal solicitor has discovered an inconsistency between the assumptions in the valuation survey and what is in the conveyancing documents. My lawyer has advised that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
How do I check that the solicitor conducting my conveyancing in Frognal is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Nationwide Building Society thus spending £192.00 in additional legal invoice.
You should take advantage of the search tool on this page. Pick the mortgage company and type ‘Frognal’ or your preferred area and you will be presented with a number of lawyer offices in Frognal or by proximity to you.
There are numerous conveyancing solicitors in Frognal but how do I know who I should use?
We would encourage you not to go for the lowest Frognal conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
A relative informed me that in buying a property in Frognal there may be a number of restrictions preventing external changes to the property. Is this right?
There are a number of properties in Frognal which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Frognal should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my purchase has taken place for my property in Frognal. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I opted to have a survey carried out on a property in Frognal in advance of retaining lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks tend not grant a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Frognal. Conveyancing will be smoother if you use a solicitor in Frognal especially if they are familiar with such properties in Frognal.
Having had my offer accepted I require leasehold conveyancing in Frognal. Before I get started I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Frognal - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a ground-floor 1960’s flat in Frognal. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to determine the sum to be paid.
An example of a Lease Extension decision for a Frognal premises is Raised Ground Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case was in relation to 2 flats. The unexpired term as at the valuation date was 16.83 and 16.43.
Are there any specific advantages to using a high street conveyancing practitioner in Frognal
Many buyers and sellers in Frognal prefer a nearby high street conveyancer so that they can attend the firm’s offices in the event that they have problems, and to collect paperwork without using the post.
There is a slight advantage when opting for a lawyer nearby to the premises you are buying, due to the knowledge of the locality and possible local concerns - however this is moot. Many conveyancers are now via email and could be any place in the world.