My lawyer in Seven Sisters is not on the Nationwide Building Society Solicitor Panel. Is it possible for me to use my prefered solicitor even though they are not on the Nationwide Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your preferred Seven Sisters solicitors but Nationwide Building Society will need to retain a conveyancer on their panel. This will inevitably rack up the overall conveyancing charges and result in delays.
- Find a new solicitor to to deal with the purchase, not forgetting to check they are on the Nationwide Building Society panel
I just bought a flat at auction in Seven Sisters. Conveyancing is required. What is next?
Having to all intents and purposes signed on the dotted line you now have to find a conveyancing lawyer as a matter of urgency as you will have a pending deadline in which to complete the transaction. An auction property should have an associated legal pack. This will include most,if not all of the documents that your solicitor requires. Where you are dealing with leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must give this to the conveyancer working for you at the earliest opportunity. Do make sure that you have funds organised to complete on the on the contractual date .
I am buying a terrace house in Seven Sisters. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve investigations to see if these works were previously refused?
Your conveyancer will review the registered title as conveyancing in Seven Sisters will occasionally identify restrictions in the title deeds which prevent categories of alterations or require the consent of a 3rd party. Certain extensions call for local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I currently have a mortgage with Santander for my property in Seven Sisters. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
Have purchased a a semi-detached house in Seven Sisters , how long will it take for the Land Registry to deal with the formalities evidencing my title? My Seven Sisters conveyancing solicitor has been painfully slow, so I want to be certain the registration formalities are concluded.
There is nothing unique about conveyancing in Seven Sisters registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any third parties. At present in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs after the buyer has moved in to the property so an expedited registration is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
Due to the advice of my in-laws I had a survey completed on a house in Seven Sisters ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may not grant a loan on this type of home.
It varies from the lender to lender. HSBC has different instructions from Halifax. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Seven Sisters. Conveyancing may be slightly more expensive based on your lender's requirements.
What are your top tips when it comes to appointing a Seven Sisters conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Seven Sisters conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Seven Sisters conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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What are the charges for lease extension conveyancing? Can they put you in touch with clients in Seven Sisters who can give a testimonial?
We have reached the end of our tether in trying to reach an agreement for a lease extension in Seven Sisters. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Seven Sisters conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Seven Sisters premises is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case was in relation to 2 flats. The unexpired lease term was 74.13 years.
The estate agent has suggested using their solicitor for the conveyancing in Seven Sisters - Surely it’s advisable to just use them?
This is not necessarily the case and you are entitled to opt for whichever conveyancer you decide for your Seven Sisters conveyancing. The lawyer suggested by a 3rd party adviser may not always be the right property lawyer, they may suggest their preferred conveyancing firm who are based far away. In this instance you may not have contact with your lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.