I am one month into the sale of my home in Swiss Cottage and the estate agent has just text me to warn that the buyers are swapping property lawyer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. On what basis would a big named mortgage company only engage with certain solicitors rather the firm that they want to select for their conveyancing in Swiss Cottage ?
Banks have always had panels of law firms that can represent 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 represented them for many years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say 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 do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
I sincerely hope you can help me. My Swiss Cottage solicitor is advising me that he is legally obliged toconduct Swiss Cottage conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Swiss Cottage conveyancing searches.
Due to the encouragement of my in-laws I had a survey completed on a house in Swiss Cottage prior to retaining solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders may not grant a mortgage on such a house.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Swiss Cottage. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Swiss Cottage to see if the conveyancing costs will increase in light of this.
I am looking into buying my first house which is in Swiss Cottage and I am already nervous. I couldn't find anything specific about Swiss Cottage. Conveyancing will be needed in due course but do you know about the Swiss Cottage area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Swiss Cottage. In the meantime here are some basic statistics that we found
In sourcing the world wide web for the phrase cheap conveyancing in Swiss Cottage it shows results of many property lawyerslocally. How do I determine which is the suitable solicitor for the sale of my house?
The ideal way of choosing the right conveyancer is via personal recommendation, so enquire of friends and family who have bought a property in Swiss Cottage or a reputable estate agent or financial adviser. Charges for conveyancing in Swiss Cottage differ, so it's advisable to secure at least three fee calculations from varying types of solicitors. Be sure to obtain confirmation that the fees are fixed.
I am on look out for some leasehold conveyancing in Swiss Cottage. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Swiss Cottage - then the leasehold title will always include the short particulars 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.
Having spent months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Swiss Cottage. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Swiss Cottage conveyancing firm who can help.
An example of a Lease Extension decision for a Swiss Cottage premises is First Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case related to 2 flats. The unexpired lease term was 16.83 and 16.43.