I am 4 weeks into the sale of my flat in Palmers Green and the EA has just text me to say that the buyers are switching law firm. The reason given is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a major lender only deal with certain solicitors rather the firm that they want to appoint for their conveyancing in Palmers Green ?
Banks have always had an approved set of law firms that can represent them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose 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 unlikely to have any sway in the decision.
We are buying a property and the conveyancer has raised the issue of Chancel Repair to which the property may be liable as it falls into the area of such a church. He has mentioned insurance. Is this really required for conveyancing in Palmers Green
Unless a previous acquisition of the house completed after 12 October 2013 you could assume that solicitors carrying out conveyancing in Palmers Green to continue to suggest a chancel search and or chancel repair liability insurance.
It has been 3 months following my purchase conveyancing in Palmers Green concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 residence 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.
I was recommended by numerous selling agents in Palmers Green to find a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to offer your site rather than another?
We refuse to make any financial incentive for directing people in our direction. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I have been sourcing a conveyancing practitioner in Palmers Green for my remortgage. Is it possible to review a firm’s complaints history with the profession’s regulator?
Members of the public may see documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.
Looking forward to complete next month on a garden flat in Palmers Green. Conveyancing lawyers assured me that they are sending me a report next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Palmers Green should include some of the following:
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An explanation concerning the obligations as set out in the lease to pay service charges - in respect of the block, and the more general rights a tenant enjoys You must be advised what is to be regarded as a Nuisance as far as the lease is concerned You would want to be sent a copy of the lease Details of the parties to the lease, for example these could be the leaseholder, head lessor, freeholder What remedies are open the freeholder should you breach a clause of your lease?
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Palmers Green conveyancing firm to act on my behalf?
if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to determine the price.
An example of a Lease Extension case for a Palmers Green premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case was in relation to 1 flat. The unexpired term as at the valuation date was 81.79 years.