I am nearing exchange of contracts for my maisonette in Seven Sisters and the estate agent has just text me to advise that the buyers are appointing a new property lawyer. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a big named lender only engage with certain law firms rather the firm that they want to choose for their conveyancing in Seven Sisters ?
Banks have always had panels of law firms that can act for them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose 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. Plenty of firms 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 not going to have any impact on this.
I have given 8 weeks notice to my current landlord and have to vacate my let out flat in Seven Sisters by 3/11/2025. Conveyancing for my house purchase has just started. How realistic is it to complete in three weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to serve notice for your letting unless your lawyer suggests that you should. If you have not already done so, update to your lawyer and request that they apply pressure on the other solicitors, try to an agreed time frame that all parties will work towards
The estate agent has sent us the confirmation of our purchase of a new build flat in Seven Sisters. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Seven Sisters
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Seven Sisters and how can you help?
The 1954 Act provides a safeguard to commercial tenants, giving them the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Seven Sisters is one of our numerous areas of the UK in which the firms we work with have offices
My brother has encouraged me to appoint his conveyancing solicitors in Seven Sisters. Do I take his recommendation?
No doubt it’s preferable to select a conveyancing solicitor is to get guidance from friends or relatives who have experience in using the firm you're are thinking of instructing.
What is the difference between surveying and conveyancing in Seven Sisters?
Conveyancing - in Seven Sisters or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the vendor to fix the problems before you complete your move.