I am expecting a mortgage offer from Halifax. I would like to employ the services of a Licensed Conveyancer in Mayfair. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I bought my house on 4 November and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Mayfair said it will be concluded in less than a month. Are properties in Mayfair uniquely lengthy to register?
As far as conveyancing in Mayfair registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. At present roughly 80% of such applications are completed in less than three weeks but occasionally there can be longer delays. Registration occurs after the purchaser is living at the property therefore 'speed' is not usually primary concern but if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
How simple is it to use your search tool to locate a conveyancing lawyer in Mayfair on the approved list for my lender?
First pick a mortgage company such as Barclays , The Royal Bank of Scotland or TSB then type in your preferred area such as Mayfair. Conveyancing organisations in Mayfair and across England and Wales should be shown.
As co-executor for the estate of my grandfather I am selling a residence in Cardiff but live in Mayfair. My solicitor (who is 250 miles from meneeds me to execute a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Mayfair who can attest and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Mayfair based
I am employed by a reputable estate agent office in Mayfair where we have witnessed a number of leasehold sales jeopardised as a result of short leases. I have received inconsistent advice from local Mayfair conveyancing solicitors. Could you shed some light as to whether the owner of a flat can initiate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with 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 purchaser.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Mayfair conveyancing firm to represent me?
You certainly can. We can put you in touch with a Mayfair conveyancing firm who can help.
An example of a Lease Extension case for a Mayfair premises is Flat 1 3 Upper Belgrave Street in December 2010. The Tribunal determined that the price payablefor the Lease extension in respect of the subject premises was £2,202,007 This case was in relation to 1 flat. The unexpired residue of the current lease was 21 years.
My partner and I are acquiring a ground floor flat in Mayfair. When we first instructed property lawyer, they assured us that they were on all mainstream mortgage company panels. Our financial adviser contacted us today to advise that they are not on the Aldermore approved list. If it turns out to be true, what should we do? Do we simply find a new property lawyer that is on their panel or do we cover the costs for separate representation, with Aldermore appointing their own approved conveyancer.
When buying a property with mortgage finance it is standard for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to fulfill. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should contact Aldermore to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Aldermore's conveyancing panel and you may continue to use your own Mayfair solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.