I am 4 weeks into the sale of my house in Highgate and the estate agent has just telephoned to say that the purchasers are changing their solicitor. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. On what basis would a big named lender only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in Highgate ?
Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lending institutions blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
At what point will exchange of contracts happen for sale conveyancing in Highgate and do I need to attend the lawyers branch?
If you are near to our conveyancing solicitors in Highgate you are welcome to come in to sign contracts. However, the firms we recommend offer countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when communicating with you by post or email. The executing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Highgate)to be in the office at the appropriate time.
My relative advised me that if I am buying in Highgate I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Highgate conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Highgate around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Highgate.
I own a terraced Victorian property in Highgate. Conveyancing solicitor acted for me and TSB. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Highgate and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
Is it possible to switch conveyancer as I need to find one who is on the Santander conveyancing list. I instructed a local conveyancing solicitor in Highgate round the corner but the firm is not approved by Santander
It would be our pleasure to help you select a conveyancing solicitor in Highgate on the Santander panel. Please note that the law firms that we list do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Highgate. Using the find a conveyancing solicitor tool on this website, you can contrast fees for conveyancing solicitors in Highgate and beyond.
As a tenant I am on the hook for a service charge for my first floor flat in Highgate. Due to losing my job and personal issues I slipped into arrears with payments. The managing agents agreed a settlement schedule but there is still in the region of £2000 remaining in arrears.
I want to sell and I am panicking this can hold me back if I have to pay off the arrears in advance. I'd like to sell up and subsequently repay the debt from the completion monies - is this achievable?
Do clarify with the conveyancer conducting your Highgate conveyancing but it may be possible to agree for the outstanding amount to be passed to the buyers. The sale price payable would be adjusted to reflect the amount of debt they take on. They would then discharge the arrears once they are the owners.