Are all Barnet Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?

Some major lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Barnet property lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

I was told two weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Barnet is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build flat in Barnet. 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.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Barnet

Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

What does commercial conveyancing in Barnet cover?

Non domestic conveyancing in Barnet incorporates a wide array of guidance, provided by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

We expect to complete the disposal of our £250,000 garden flat in Barnet next week. The management company has quoted £396 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Barnet?

Barnet conveyancing on leasehold apartments more often than not involves the purchaser’s lawyer submitting questions for the landlord to address. Although the landlord is not legally bound to address these enquiries the majority will be willing to assist. They may levy a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some transactions it exceeds £800. The management information fee levied by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, otherwise the invoice is not strictly payable. In reality you have no option but to pay whatever is demanded if you want to complete the sale of your home.

Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Barnet. Can we issue an application to the Residential Property Tribunal Service?

Most definitely. We can put you in touch with a Barnet conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Barnet premises 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 affected 1 flat. The remaining number of years on the lease was 76 years.

We are thinking of choosing an online conveyancing practitioner rather than a Barnet conveyancing firm. Any advice?

There are advantages of being able to attend a local Barnet conveyancing solicitor for example

• signing papers and and when necessary
• sometimes being able to speak to someone face-to-face can make a huge difference, particularly for more complex house moves
• the ability to complain if things are not going as expected

When checking estimates, look carefully for hidden extras. Most decent Barnet high street solicitors give an all-inclusive price. Many online agents appear to offer cheap prices, yet have hidden 'extras' in the small print.