Me and my partner are hoping to purchase a 2 bedroom flat in Haggerston with a mortgage. We like our Haggerston solicitor, however the mortgage company says he's not on their "panel". It appears that we have little choice but to select one of the lender panel conveyancing practices or keep our Haggerston lawyer and pay for one of their panel firms to represent them. We consider that 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 Haggerston conveyancing lawyer to apply to be on the conveyancing panel.
We note that you have a search directory identifying firms on the Barclays conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Haggerston?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Haggerston.
Is it the case that all Haggerston solicitor firms on the Coventry BS conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
I had a mortgage agreed in principle with HSBC. Haggerston conveyancing lawyers have been appointed. How long does it take for HSBC to issue the offer to the solicitor?
There is no definitive answer here. Have HSBC completed the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
After weeks of negotiation I have agreed a price on an apartment in Haggerston. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £175. A few days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My company is wishing to lease a unit on the high street. Can you recommend lawyers offering no-sale-no costs for non-domestic conveyancing in Haggerston for less than 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Haggerston, including the sale and acquisition of businesses as well as simply premises. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right firm. Regarding the fees this will depend on the structure and complexity of the proposed transaction. Let us have your details or telephone so as to enable us to supply you with a detailed commercial conveyancing calculation.
I am looking for a conveyancing practitioner in Haggerston for my purchase. Is there any facility to review a firm’s record with the legal regulator?
You may read presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.
I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it more attractive. I have since found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Haggerston. Conveyancing advisers have are about to be instructed. Will they explain the issues?
Most houses in Haggerston are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Haggerston so you should seriously consider shopping around for a Haggerston conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your lawyer will advise you fully on all the issues.
I inherited a garden flat in Haggerston. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
in cases where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price.
An example of a Lease Extension matter before the tribunal for a Haggerston residence is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease for each Property should be £12,350.00. This case related to 2 flats. The unexpired term as at the valuation date was 72.39 years.