I can't travel far from Hendon. Is there a reason why all Hendon solicitors are not on all bank panels?
Mortgage Companies ordinarily restrict either the nature or volume of conveyancing firms on their panel. A common example of such criteria being that the organisation needs to have two or more partners. In addition to restricting the type of firm, some building societies decided to limit the number of firms they use to represent them. It is worth noting that building societies have no responsibility for the quality of conveyancing provided by any Hendon property lawyer on their approved list. Increases in mortgage fraud was the primary trigger for the culling of solicitor panels a few years ago notwithstanding that there are conflicting views concerning whether solicitors sat at the center of that fraud. Statistics via HM Land Registry indicates that thousands of law practices only conduct one or two conveyances annually. Those supporting conveyancing panel cuts ask why law firms should have any entitlement to be on a bank panel when it is apparent that conveyancing is not their primary expertise?
My partner and I swapping mortgage lender for our apartment in Hendon with Bank of Ireland. We have a son 19 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the Bank of Ireland conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Bank of Ireland. This is solely used to protect Bank of Ireland if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Bank of Ireland had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We are purchasing a flat and need a conveyancing solicitor in Hendon who is on the HSBC conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Hendon.
I am thinking of appointing a conveyancing practitioner in Hendon for my house move. Can I check a solicitor's complaints history with the profession’s regulator?
Members of the public may see presented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.
I've found a house that appears to be perfect, at a reasonable figure which is making it more attractive. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Hendon. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Hendon ?
The majority of houses in Hendon are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Hendon so you should seriously consider shopping around for a Hendon conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the house is located on an estate. Your lawyer will appraise you on the various issues.
I am the leaseholder of a second floor flat in Hendon. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
Most definitely. We can put you in touch with a Hendon conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Hendon residence is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case related to 1 flat. The remaining number of years on the lease was 71 years.
How and when do I cover the costs of the Stamp Duty Land Tax payable for my purchase in Hendon?
The majority of solicitors will complete a Land Transaction Return Form on your behalf as part of your Hendon purchase transaction for you to sign. After completion your lawyer will submit your Land Transaction Return Form to the Inland Revenue and - as long as they have the money - discharge any tax bill payable on your behalf.