My partner and I are purchasing a brand new flat in Barnet and my solicitor is advising me that she is duty bound to the lender to disclose incentives from the builder. I am nearing the developer’s deadline to exchange and my preference is not to prolong deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
At what point will exchange of contracts occur in residential conveyancing in Barnet and am I required to attend the lawyers office?
If you are near to one of the conveyancing solicitors in Barnet you are invited in to sign contracts. However, the firms we work with offer a countrywide conveyancing service and give just as comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. Signing on the dotted line is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Barnet)to be in the office available at the end of the phone to exchange contracts.
I am buying a victorian detached house in Barnet. Our aim is to carry out a loft conversion at the property.Will legal due diligence on the property include checks to see if these works are permitted?
Your solicitor will review the registered title as conveyancing in Barnet can occasionally identify restrictions in the title documents which prohibit categories of changes or need the consent of a 3rd party. Some works require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Coventry BS, do Barnet solicitors have to pay a fee to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I have decided to exercise my right to buy my property in Barnet off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
Helen (my wife) and I may need to rent out our Barnet basement flat for a while due to a career opportunity. We used a Barnet conveyancing practice in 2003 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
The lease dictates relations between the freeholder and you the leaseholder; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Barnet do not prevent an absolute prevention of subletting – such a clause would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
I am the leaseholder of a garden flat in Barnet. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
You certainly can. We are happy to 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 flat 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 unexpired lease term was 76 years.
I am buying a flat and need a conveyancing solicitor in Barnet who is on the bank conveyancing panel. Can you recommend a Barnet or local Barnet solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who do conveyancing in Barnet. We dont recommend any particular firm.