I am selling my house in Palmers Green and the EA has just text me to warn that the buyers are changing their solicitor. The excuse is that the bank will only work with property lawyers on their approved list. Why would a leading lender only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Palmers Green ?
Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. Your buyers are not going to have any sway in the decision.
Can the conveyancing practitioners listed on your site execute auction conveyancing in Palmers Green?
There are a number of auction lawyers we can connect you with those specialising in auction conveyancing. Palmers Green is just one of the many areas of in which our lawyers cover.
Do the Building Society Association intend to launch a search tool with a view to list practices on the Loughborough BS conveyancing panel for instance in Palmers Green?
Lexsure has not been advised of any intention on the part of the BSA to promote such a register.
The deeds to my house are lost. The conveyancers who handled the conveyancing in Palmers Green 10 years ago are no longer around. What do I do?
You no longer need to have the physical official documentation to evidence that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I am buying my first flat in Palmers Green with a loan from Coventry Building Society. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not to tell my conveyancer about the side-deal as it would adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am on look out for some leasehold conveyancing in Palmers Green. Before I get started I require certainty as to the remaining lease term.
Assuming the lease is registered - and almost all are in Palmers Green - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Palmers Green conveyancing firm to represent me?
Absolutely. We are happy to put you in touch with a Palmers Green conveyancing firm who can help.
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 affected 1 flat. The remaining number of years on the lease was 81.79 years.