My husband and I are planning to acquire a 2 bedroom flat in Shacklewell with a mortgage. We like our Shacklewell lawyer, however the lender advise she’s not on their "panel". It seems we have little choice but to use one of the lender panel conveyancing practices or retain our Shacklewell conveyancer as well as pay for one of their panel ones to represent them. We regard this is inequitable; are we not able to require that the bank use our Shacklewell property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Shacklewell conveyancing solicitor to apply to be on the conveyancing panel.
Our conveyancer has discovered a a legal deficiency with the lease for the apartment we are buying in Shacklewell. The other side have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer says that he must check that the lender is happy with this solution. Are we the client or is the mortgage company ?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. The appropriate lender conditions must be adhered to.
My bank has recommended a law firm on their panel based in Shacklewell but I would rather use a conveyancing lawyer in Shacklewell or nearer to where I live. Can you assist?
Far from all Shacklewell conveyancing solicitors are approved and listed on all banks conveyancing panel. Use our search tool to identify a Shacklewell conveyancing conveyancer on the on the mortgage company panel.
Just had an offer accepted on a new build apartment in Shacklewell. 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 selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Shacklewell
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Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Due to the advice of my in-laws I had a survey completed on a property in Shacklewell before appointing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies may not issue a loan on such a premises.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shacklewell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shacklewell to see if the conveyancing costs will increase in light of this.
I own a leasehold flat in Shacklewell. Conveyancing and Yorkshire Building Society mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Shacklewell who previously acted has now retired. Any advice?
First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Shacklewell conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Having spent months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Shacklewell. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the price payable.
An example of a Lease Extension case for a Shacklewell premises is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case affected 1 flat. The unexpired term as at the valuation date was 80.5 years.