My financial adviser has requested my Harringay law firm’s panel reference for the Nat West conveyancing panel. How do I discover this. I have e-mailed my local Harringay branch but they don't know it.
The sensible thing to do is ask for this information from your Harringay solicitor . Most Harringay law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Last September we completed a house move in Harringay. We have noticed several issues with the house which we consider were missed in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Harringay?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Harringay. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a seller answers a form known as a Seller’s Property Information Form. If the information provided is inaccurate, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Harringay.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Harringay. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Given you intend to refinance then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
I used Stirling Law several years ago for my conveyancing in Harringay. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Harringay of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a flat up to £195,000 and identified one round the corner in Harringay I like with amenity areas and station nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Harringay suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan that many years may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension 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 about this matter.
Am I better off to appoint a Harringay conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can execute the conveyancing however they are based approximately 350kilometers away.
The primary upside of using a high street Harringay conveyancing practice is that you can drop in to execute documents, deliver your identification documents and pester them if necessary. Having local Harringay know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were impressed that should trump using an unknown Harringay conveyancing solicitor just because they are local.