I am obtaining a offer of a home loan from Santander. I would like to instruct a Licensed Conveyancer in Hatch End. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Can you help? My Hatch End solicitor is assuring me that he is legally obliged toapply for Hatch End conveyancing searches stemming from the fact thatthe firm are on the HSBCapproved lawyer panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Hatch End conveyancing searches.
At what point does exchange of contracts occur in residential conveyancing in Hatch End and am I required to be at the conveyancers office?
Where you are local to our conveyancing solicitors in Hatch End you are welcome to attend to sign documents. However, the firms we work with supply countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you digitally. The signing of the contract is not the point of no return. Signing on the dotted line simply enables the solicitor to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hatch End)to be in the office at the appropriate time.
I was advised by a number of estate agents in Hatch End to choose a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to offer your site ahead of another?
We refuse to make any referral fee for sending work in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
We're first time buyers - had an offer accepted, but the selling agent informed us that the seller will only go ahead if we appoint their recommended solicitors as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor who is accustomed to conveyancing in Hatch End
We suspect that the seller is not behind this ultimatum. Should the vendor want ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Contact the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to use your preferred Hatch End conveyancing solicitors - not the ones that will earn their estate agent a referral fee or meet his conveyancing thresholds set by corporate headquarters.
I am employed by a busy estate agency in Hatch End where we have witnessed a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Hatch End conveyancing solicitors. Please can you confirm whether the seller of a flat can initiate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Hatch End. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Hatch End conveyancing firm who can help.
An example of a Lease Extension case for a Hatch End flat is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case related to 3 flats. The remaining number of years on the lease was 71 years.