Me and my partner are buying a 2 bedroom apartment in Golders Green with a mortgage. We have a Golders Green lawyer, however the mortgage company says she’s not on their "panel". It seems we have no option but to instruct one of the mortgage company panel conveyancing practices or retain our Golders Green conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Golders Green conveyancing lawyer to apply to be on the conveyancing panel.
All was ready to move into my new home in Golders Green next Friday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the lender expect the insurance to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not unique to conveyancing in Golders Green.
We are looking to buy a flat and need a conveyancing solicitor in Golders Green who is on the Clydesdale solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Golders Green.
Due to the guidance of my in-laws I had a survey completed on a property in Golders Green ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some lenders will refuse to give a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Golders Green. Conveyancing will be smoother if you use a solicitor in Golders Green especially if they are accustomed to such properties in Golders Green.
What tools are available to search for a Golders Green solicitor on the Alliance & Leicester conveyancing panel? I am a keen cyclist and am willing to travel upto 20miles to meet the conveyancer.
You can use the search on this website. Please pick a mortgage company and your location and you will see a number of Golders Green conveyancing lawyers located nearest you. We have listed some Golders Green conveyancing firms at the bottom of this page and you can ring them to check if they are on the Alliance & Leicester member panel
I've recently bought a leasehold property in Golders Green. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Notwithstanding our best efforts, we have been unsuccessful in seeking a lease extension in Golders Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price payable.
An example of a Lease Extension matter before the tribunal for a Golders Green property is Flat A 372 Cricklewood Lane in January 2013. The Tribunal decided that the premium for the extended lease should be £5,750.00 and that the terms of the new lease should be those set out in annex to the decsion This case related to 1 flat.