I have just been advised by my lender that my Southgate the law firm I have appointed is not on the bank Conveyancing panel. What can I do to be sure whether this is correct?
You need to contact your Southgate lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Southgate conveyancing practice that is on the conveyancing panel for your lender.
We see that you have a post code search directory listing solicitors on the Lloyds conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Southgate?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Southgate.
Please explain the implications if my lawyer’s firm is suspended from the Barclays Solicitor panel ahead of completing my conveyancing in Southgate?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Southgate is where the house is located. Can you shed any light on this issue?
Flying freeholds in Southgate are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Southgate you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southgate may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to appoint a conveyancing solicitor for sale conveyancing in Southgate. I happened to discover a site which looks to be the perfect solution If it is possible to get all this stuff done via web that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
What are your top tips when it comes to appointing a Southgate conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Southgate conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Southgate conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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What are the charges for lease extension work? How experienced is the firm with lease extension legislation?
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Southgate conveyancing firm to represent me?
You certainly can. We are happy to put you in touch with a Southgate conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Southgate property is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case was in relation to 2 flats. The unexpired term as at the valuation date was 70.31 years.