We are purchasing a 2 bedroom apartment in Totteridge with a mortgage. We would like to retain our Totteridge solicitor, however the mortgage company says she’s not on their "panel". It appears that we have no choice but to use one of the bank panel solicitors or keep our Totteridge property lawyer and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Totteridge conveyancing lawyer to apply to be on the conveyancing panel.
I am the registered owner of a freehold house in Totteridge but still charged rent, why is this and what is this?
It is rare for properties in Totteridge and has limited impact for conveyancing in Totteridge but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
We are buying a property and the conveyancer has referenced Chancel Repair for which the property could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Totteridge
Unless a prior acquisition of the premises completed post 12 October 2013 you may take it that lawyers carrying out conveyancing in Totteridge to remain encouraging a chancel search and or insurance against a claim.
Given that I will soon spend 450k on a two bedroom apartment in Totteridge I would like to talk to a conveyancer concerning thehouse move ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Totteridge.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Totteridge should be the amount on the final invoice that you end up paying.
We are 17 days into a leasehold purchase having been recommend to conveyancers by the high street agent to perform conveyancing in Totteridge. I am am starting to be frustrated with the level of service. Can you you assist me in finding new solicitors?
A solicitor would have to be really poor to suggest changing them. Has your mortgage offer been issued? In the event that it has you will need to advise them of the new contact details and have the loan are re-issued. Your solicitor ideally should be on the banks panel to avoid added fees and complications. So that should be your first question of the new lawyers. The find a solicitor tool will help you find a bank approved solicitor for your conveyancing in Totteridge
Last May I purchased a leasehold flat in Totteridge. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Totteridge conveyancing firm to act on my behalf?
if there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to calculate the price payable.
An example of a Lease Extension decision for a Totteridge property is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case related to 1 flat. The remaining number of years on the lease was 76 years.