I instructed a high street solicitor for our conveyancing in Palmers Green today. Upon checking the Terms it is apparent thatwe are on the hook for fees even if the dealdoes not proceed. Would I be best advised to use an on-line firm promising no completion no cost conveyancing in Palmers Green?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will generally be uplifted to cover the conveyances that fail to complete. Please beware that such promotions tend not to protect you from expenses such your Palmers Green conveyancing search charges.
Does a directory service exist listing Virgin Money panel conveyancers in Palmers Green on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association sites. Very few lenders make their panel listings visible on the web. If you are in need of a Palmers Green lawyer on the Virgin Money please use our tool.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Palmers Green lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have instructed a Palmers Green conveyancing practitioner having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Palmers Green surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just acquired a detached house in Palmers Green , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Palmers Green conveyancing solicitor works at snail pace, so I want to check that my ownership is registered.
There is nothing unique when it comes to conveyancing in Palmers Green registration formalities. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether there are errors and whether the Land registry communicate with any other parties. Currently approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs after the new owner has moved in to the premises so 'speed' is not typically top priority but where it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
How does conveyancing in Palmers Green differ for newly converted properties?
Most buyers of new build or newly converted property in Palmers Green approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because developers in Palmers Green usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Palmers Green or who has acted in the same development.
How do I use your search facility to choose a conveyancing practitioner in Palmers Green on the approved list for my mortgage?
First select a lender such as Barclays , Norwich and Peterborough Building Society or Aldermore then type in your preferred area e.g. Palmers Green. Conveyancing organisations in Palmers Green and across England and Wales should be identified.
Having checked my lease I have discovered that there are only 72 years remaining on my lease in Palmers Green. I need to extend my lease but my freeholder is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have done all that could be expected to find the landlord. On the whole a specialist would be useful to try and locate and to produce a report to be used as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Palmers Green.
I am the registered owner of a second floor flat in Palmers Green. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
in cases where there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price.
An example of a Lease Extension decision for a Palmers Green flat 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 related to 1 flat. The number of years remaining on the existing lease(s) was 81.79 years.