Can you vouch for a Alliance & Leicester approved New Barnet conveyancing lawyer that can complete within less than a month? Am I best advised to unstruct a local New Barnet firm or a web based conveyancer?
We would be happy to suggest some excellent New Barnet conveyancing firms. Another option is to visit the main road in New Barnet. Visit some well established firms and request to speak with a conveyancing solicitor for a costs illustration. Mention your expectations together with the reasons and get an assurance on your deadline. Select the lawyer that you trust.
I am the registered owner of a freehold premises in New Barnet but still charged rent, why is this and what is this?
It is rare for properties in New Barnet and has limited impact for conveyancing in New Barnet but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
Is it the case that all New Barnet solicitor practices on the RBS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.
Completion of my remortgage has taken place for my property in New Barnet. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
About to purchase flat in New Barnet. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the New Barnet property lawyer is on the UBS conveyancing panel.
Will our conveyancer be making enquiries about flooding as part of the conveyancing in New Barnet.
Flooding is a growing risk for lawyers conducting conveyancing in New Barnet. Plenty of people will acquire a property in New Barnet, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or by their conveyancers which will give them a better appreciation of the risks in New Barnet. The conventional set of property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to find out whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the vendor, then a purchaser may commence a compensation claim resulting from an inaccurate response. A purchaser’s solicitors may also conduct an enviro search. This should reveal whether there is any known flood risk. If so, more detailed inquiries will need to be initiated.
I am 18 days into a residential purchase having been recommend to solicitors by the selling agent to do our conveyancing in New Barnet. We are not happy. Can you you assist me in finding new conveyancers?
They would have to be very bad to suggest diss instructing them. Has your mortgage been sent? If so you need to advise them of the new lawyer and have the offer are issued to the new lawyers. Your new solicitor ideally should be on the lenders approved list to avoid escalating fees and complications. That should be your first question of the new conveyancers. The search tool should assist you in finding a bank approved conveyancer for your conveyancing in New Barnet
I want to let out my leasehold apartment in New Barnet. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Even though your last New Barnet conveyancing solicitor is no longer around you can check your lease to see if it allows you to sublet the premises. The accepted inference is that if the deeds are silent, subletting is permitted. There may be a precondition that you are obliged to obtain permission via your landlord or some other party in advance of subletting. This means that you cannot sublet in the absence of first obtaining permission. Such consent must not not be unreasonably turned down. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a New Barnet conveyancing firm to represent me?
You certainly can. We can put you in touch with a New Barnet conveyancing firm who can help.
An example of a Lease Extension case for a New Barnet property is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case was in relation to 1 flat. The unexpired term was 76 years.