Do the Building Society Association intend to launch a search tool with a view to to identify practices on the Norwich and Peterborough Building Society conveyancing panel for instance in Haringey?
We are not aware of any plans on the part of the BSA to promote such a search facility.
We are purchasing a property in Haringey. I might seem paranoid but how we can trust a conveyancer? At some point we will need to deposit money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We previously appointed conveyancing lawyers with offices in Haringey on the TSB solicitor panel. They have just invoiced me a further sum for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. This fee is not dictated by TSB but by your Haringey lawyer. Plenty of firms on the TSB panel will quote ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Haringey. An unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Coventry BS your lawyer must check the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Haringey.
Various online forums that I have come across warn that are the main cause of hinderance in Haringey house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Haringey.
How does conveyancing in Haringey differ for new build properties?
Most buyers of new build premises in Haringey contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because builders in Haringey typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Haringey or who has acted in the same development.
I decided to have a survey completed on a property in Haringey ahead of instructing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some banks tend refuse to give a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Haringey. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Haringey to see if the conveyancing will be more expensive.
I am intending to rent out my leasehold apartment in Haringey. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
A small minority of properties in Haringey do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
My wife and I have hit a brick wall in negotiating a lease extension in Haringey. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Haringey conveyancing firm who can help.
An example of a Lease Extension case for a Haringey flat is 16 Langham Close in June 2009. The Tribunal determined that the premium to be paid by the Applicant to the Respondent for the grant of a new lease was £45,672. This case was in relation to 1 flat. The unexpired residue of the current lease was 25.4 years.