Is the fact that my solicitor in Borehamwood is not on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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 Borehamwood conveyancing practice and enquire why they are no longer on the approved list for your lender.
My bank has recommended solicitors on their panel based in Borehamwood but I would rather instruct a conveyancing lawyer in Borehamwood local to me. Can you assist?
The minority of Borehamwood conveyancing practitioners are listed all lender’s conveyancing panel. Do make use of the above find an approved solicitor tool to find a Borehamwood conveyancing solicitor on the on the bank panel.
Due to the guidance of my in-laws I had a survey completed on a house in Borehamwood in advance of retaining solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend not issue a loan on this type of home.
It varies from the lender to lender. Santander has different requirements from Halifax. If you e-mail us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Borehamwood. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Borehamwood to see if the conveyancing costs will increase in light of this.
My wife and I purchased a leasehold flat in Borehamwood. Conveyancing and Bank of Ireland mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Borehamwood who previously acted has long since retired. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Borehamwood conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Borehamwood. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to assess the price.
An example of a Lease Extension decision for a Borehamwood premises is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case was in relation to 1 flat. The unexpired term as at the valuation date was 71.73 years.
When it comes to my conveyancing in Borehamwood should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Borehamwood conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.