My wife and I have recently appointed a conveyancing solicitor in Colindale. I I am struggling to find out if they are on the Barclays Direct conveyancing panel. Can you assist?
You should e-mail the lawyer and ask them if they can act for the bank. Otherwise you can get in touch with Barclays Direct who may be able to assist.
Have just purchased a probate house at auction in Colindale. Conveyancing is necessary. What happens now?
Now that you are exchanged you must hire the services of a conveyancing solicitor soon as you now have a tight a drop dead date to complete the deal. Every auction property should have an associated legal pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You need to pass this on to the lawyer instructed by you at the earliest opportunity. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
Is it the case that all Colindale solicitors on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be regulated by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such practice would be governed by the CLC.
I am selling my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being difficult. The Colindale solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing my first flat in Colindale benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my lawyer about this extras as it may adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I best advised to choose a Colindale conveyancing practitioner based in the location that I am purchasing? We have a good friend who can deal with the conveyancing however his firm is located approximately 350miles away.
The primary upside of using a high street Colindale conveyancing practice is that you can pop in to execute paperwork, present your ID and pester them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were content that must trump using an unfamiliar Colindale conveyancing lawyer just because they are based in the area.
If all goes to plan we aim to complete the disposal of our £275,000 flat in Colindale in just under a week. The freeholder has quoted £408 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Colindale?
Colindale conveyancing on leasehold apartments normally involves the purchaser’s conveyancer sending questions for the landlord to answer. Although the landlord is not legally bound to answer such questions the majority will be willing to do so. They are entitled to invoice a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some situations it is in excess of £800. The management information fee demanded by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, without which the charge is not strictly payable. In reality you have no option but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
We have reached the end of our tether in trying to purchase the freehold in Colindale. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the premium.
An example of a Lease Extension matter before the tribunal for a Colindale residence is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 70.25 years.