I have just been advised by my IFA that my North Finchley the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to be certain if this is indeed the case?
The best course of action for you to take is to call your North Finchley conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
It is a dozen years since I acquired my property in North Finchley. Conveyancing solicitors have just been appointed on the sale but I am unable to locate my title documents. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the lender or they could be in the possession of the lawyers who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in North Finchley involves registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to instruct a North Finchley based conveyancing firm?
Do check but the chances are that appoint one of their panel solicitors should you accept the "fee-free" incentive. Speak to the mortgage company and explore if they make available a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in North Finchley.
My father pointed out to me me that in purchasing a property in North Finchley there could be various restrictions preventing external alterations to a property. Is this right?
We are aware of a number of properties in North Finchley which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in North Finchley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting a further advance on our mortgage from Kent Reliance as we wish to carry out a loft conversion to our home in North Finchley. Do we need to appoint a local North Finchley solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance don't usually require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my North Finchley building society branch on numerous occasions and was informed it wasn't a problem and they would lend. My North Finchley conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
As long as the solicitor is on the lender approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
We are planning on selling our property in North Finchley and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street North Finchley lawyer would know this is not the case. It does beg the question why the buyers are using an online conveyancing practice as opposed to a conveyancing solicitor in North Finchley. We have lived in North Finchley for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
three months have elapsed since my purchase conveyancing in North Finchley completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.