We are buying a 2 bedroom flat in Barnet with a mortgage. We like our Barnet solicitor, but the bank advise he's not on their "panel". It seems we have little option but to instruct one of the mortgage company panel solicitors or retain our Barnet lawyer and pay for one of their panel lawyers to act for them. This feels very unfair; can we not demand that the lender use our Barnet conveyancing practitioner ?
No, not really. Your mortgage offer 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 Barnet conveyancing solicitor to apply to be on the conveyancing panel.
We are planning to purchase with Norwich and Peterborough Building Society. I popped in a couple of high street firms yet am struggling to find a Barnet conveyancing firm on the Norwich and Peterborough Building Society approved list. Could you help?
Feel free to take advantage of the search tool on this site. Please choose the building society and type Barnet or your location and you will be presented with a number of lawyer offices in Barnet or nearest you.
We are getting the release of further funds on our home loan from Coventry BS as we want to carry out alterations to our property in Barnet. Do we need to appoint a local Barnet solicitor on the Coventry BS conveyancing panel to handle the legals?
Coventry BS would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I was told three weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Barnet is approved on their conveyancing panel? Co-operative 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 Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
At last I have had an offer on an apartment in Barnet accepted, but there is a chain. The owners have put an offer on a flat, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Barnet. What should be my next step? When should I get the mortgage application with Aldermore started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Barnet conveyancing search fees, etc). First, you should check that your lawyer is on the Aldermore approved list. Regarding the subsequent steps this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a buoyant market some home buyers would apply for the mortgage with Aldermore and pay for the valuation and only if it comes back ok would they ask their conveyancer to proceed with searches.
I am thinking of appointing a conveyancing practitioner in Barnet for my home move. Is there any facility to check a firm’s complaints history with the legal regulator?
Members of the public can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training reasons.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £325,000 apartment in Barnet in just under a week. The freeholder has quoted £372 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Barnet?
Barnet conveyancing on leasehold apartments usually involves the purchaser’s lawyer sending enquiries for the landlord to answer. Although the landlord is not legally bound to respond to these enquiries the majority will be willing to do so. They are entitled to 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 over three hundred pounds, in some cases it is in excess of £800. The administration charge demanded by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration fees, otherwise the invoice is not strictly payable. Reality however dictates that you have little option but to pay whatever is demanded if you want to sell the property.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Barnet conveyancing firm to represent me?
if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
An example of a Lease Extension decision 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 was in relation to 1 flat. The number of years remaining on the existing lease(s) was 76 years.