My husband and I are purchasing a 2 bedroom apartment in High Holborn with a mortgage. We would like to retain our High Holborn solicitor, but the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel firms or retain our High Holborn solicitor as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to require that the lender use our High Holborn lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your High Holborn conveyancing solicitor to apply to be on the conveyancing panel.
We were just about to sign contracts for a ground floor flat in High Holborn. We have hit a snag. The mortgage offer with Norwich and Peterborough Building Society runs out on 4/8/2025 but the owners are putting forward a completion date of 6/8/2025. Can one prolong the mortgage expiry date?
The person best placed to address this question is your conveyancer who will calculate whether he or she is better off negotiating with the lender, vendor’s conveyancers, selling agents or indeed all parties based on what has happend in your conveyancing as of today.
I used Wolstenholmes several years ago for my conveyancing in High Holborn. I now require my papers but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 High Holborn of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey completed on a property in High Holborn ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will refuse to give a mortgage on such a house.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in High Holborn. Conveyancing may be slightly more expensive based on your lender's requirements.
My cousin has recommend that I instruct his lawyers for conveyancing in High Holborn. Should I choose my own solicitor?
No doubt the best way to select a conveyancing lawyer is to have feedback from friends or relatives who have used the conveyancer you're are thinking of instructing.
Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in High Holborn. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to assess the price.
An example of a Lease Extension matter before the tribunal for a High Holborn premises is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case was in relation to 1 flat. The unexpired term was 66.8 years.
What are the common problems that you come across in leases for High Holborn properties?
Leasehold conveyancing in High Holborn is not unique. All leases are unique and legal mistakes in the legal wording can result in certain clauses are missing. The following missing provisions could result in a defective lease:
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Service charge per centages that don't add up correctly leaving a shortfall A provision for the recovery of money spent for the benefit of another party.
A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Barnsley Building Society, and Britannia all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.