Am I correct in assuming that the fact that my conveyancer in Barnet is not listed on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Barnet conveyancing firm and ask them why they are no longer on the approved list for your bank.
My brother-in-law has suggested I instruct a conveyancing solicitor in Barnet. I I would like to check whether they are accepted on the Halifax approved list of lawyers. Can you help?
You should e-mail the conveyancer and enquire if they can act for the bank. Alternatively you can get in touch with Halifax who may be able to help.
How does conveyancing in Barnet differ for new build properties?
Most buyers of new build premises in Barnet come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Barnet tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Barnet or who has acted in the same development.
How do I locate a Barnet law firm on the Godiva Mortgages Ltd conveyancing panel? I drive a motor bike and am willing to travel upto 25miles to meet the lawyer.
You can use the search on this website. Please pick a bank and your location and you will see a number of Barnet conveyancing lawyers located nearest you. We have detailed some Barnet conveyancing firms towards the end of this page and you can ring them to check whether they are on the Godiva Mortgages Ltd approved list
Do you have any top tips for leasehold conveyancing in Barnet from the perspective of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Barnet can be avoided where you get in touch lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors. If there is a history of conflict with your landlord or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to ongoing. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Barnet leases often stipulate that internal structural changes or addition of wooden flooring require a licence issued by the Landlord consenting to such works. Where you fail to have the approvals in place do not contact the landlord without checking with your conveyancer in the first instance. You may think that you are aware of the number of years left on your lease but you should verify this via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is under 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
Having spent years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Barnet. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Barnet conveyancing firm who can help.
An example of a Lease Extension case for a Barnet 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 affected 1 flat. The number of years remaining on the existing lease(s) was 76 years.