We previously chose solicitors locally in Hackney on the TSB solicitor panel. They have just invoiced me a supplemental fee for handling the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer can levy a fee for this. This charge is not dictated by TSB but by your Hackney conveyancing practitioner. Some firms on the TSB panel will levy ’dealing with mortgage’ fee and others do not.
We are getting the release of further funds on our mortgage from Leeds Building Society as we want to carry out alterations to our house in Hackney. Do we need to select a local Hackney solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society would not normally require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.
I have finally had an offer on an apartment in Hackney accepted, but there is a chain. The vendors have offered on somewhere, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Hackney. What should be my next step? At what stage should I apply for the mortgage with Skipton?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Hackney conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the Skipton approved list. Concerning the subsequent steps this very much dictated by the specifics of your case, motivation for the property and on the state of the market. During a hot market the majority of purchasers would apply for a home loan with Skipton and arrange for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with searches.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Hackney I like with amenity areas and station nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Hackney suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan the shortness of the lease will likely be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
How do I use your search tool to select a conveyancing solicitor in Hackney on the panel for my lender?
Step one is to choose a mortgage company such as Birmingham Midshires, The Mortgage Works or Aldermore then choose your preferred area a common one being Hackney. Conveyancing practices in Hackney and beyond should be shown.
As co-executor for the will of my grandfather I am disposing of a residence in Monmouth but I am based in Hackney. My conveyancer (approximately 235 kilometers awayneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Hackney to witness this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Hackney
I own a leasehold flat in Hackney. Conveyancing and Coventry Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Hackney who previously acted has long since retired. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the new freeholder. You do not need to incur the fees of a Hackney conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a basement flat in Hackney. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
Most certainly. We can put you in touch with a Hackney conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Hackney property is 150 Amhurst Road in December 2013. The tribunal concluded that the premium to be paid by the applicant for the enfranchisement of the subject property was £43,500. This case affected 4 flats. The remaining number of years on the lease was 90 (or thereabouts).
My husband and I are buying a three room apartmentin Hackney with a mortgage from a bank. We have selected a conveyancer in Hackney yet our lender says she’s not on their "panel". Apparently we need to choose one of the our bank panel solicitors or keep our Hackney solicitor and incur the extra legals for one of their panel ones to represent our bank. We feel as though this is unjust; Can we not simply insist that our lender use our Hackney lawyer?
Unfortunately,no. The mortgage company mortgage offered to you is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. Until recently, most banks had large numbers of law firms on their panels, including many conveyancing solicitors in Hackney : 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your mortgage company.