We are looking to buy a house and need a conveyancing solicitor in Winchmore Hill who is on the Lloyds approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Winchmore Hill.
I just bought a house at auction in Winchmore Hill. Conveyancing is necessary. What is next?
Given that you have now for all intents and purposes signed on the dotted line you now have to find a conveyancing solicitor as a matter of urgency as you are faced with a pending a drop dead date to complete the transaction. Every auction property will have a corresponding auction set of papers. This will likely include most,if not all of the documents that your solicitor requires. If you have purchased leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to hand this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in order to complete the transaction on the set completion date.
Can you help - my lawyer advises that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Winchmore Hill?
The appropriate level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
I had a mortgage agreed in principle with Co-operative. Winchmore Hill conveyancing lawyers have been chosen. How long does it take for Co-operative to issue the offer to the lawyer?
There is no definitive answer here. Have Co-operative done the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My wife and I have a renovated Georgian property in Winchmore Hill. Conveyancing practitioner acted for me and Coventry Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Winchmore Hill and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who completed the work.
Due to the guidance of my in-laws I had a survey completed on a house in Winchmore Hill before instructing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders tend not give a loan on this type of premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Winchmore Hill. Conveyancing will be smoother if you use a solicitor in Winchmore Hill especially if they regularly deal with such properties in Winchmore Hill.
My wife and I purchased a leasehold house in Winchmore Hill. Conveyancing and Leeds Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Winchmore Hill who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Winchmore Hill conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
After months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Winchmore Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Lease Extension decision for a Winchmore Hill premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The unexpired lease term was 81.79 years.
I have noted on a number of online forums that before choosing a conveyancing firm they must be approved by your mortgage company. It happens to be my first house move but I have an AIP from Birmingham Midhshires and I already have a local conveyancing solicitor in Winchmore Hill lined up. Can Birmingham Midhshires need an approved lawyer to be selected? Does a directory of approved solicitors even exist so I can pick a conveyancing solicitor in Winchmore Hill?
You need to use a solicitor that is on the Birmingham Midhshires panel. The first thing to do is call your preferred Winchmore Hill conveyancing solicitor and ask if they are on the Birmingham Midhshires panel. If they are not on the panel you have numerous alternatives available to you here:
- Carry on with your existing Winchmore Hill property lawyer but Birmingham Midhshires will need to appoint a conveyancing practitioner on their conveyancing panel. This will result in additional cost and probable interruption.
- Get a fresh solicitor to act in the purchase, ensuring that they are on the Birmingham Midhshires conveyancing panel.
- Appeal to your conveyancer to attempt to join the lender panel.