What happens if my lawyer’s firm is removed from the UBS Conveyancing panel ahead of completing my conveyancing in East Barnet?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Me and my partner are buying a apartment in East Barnet. It might be a silly question but how we can trust a lawyer? At some point we have to deposit money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am due to move house in April. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you suggest a removal company in East Barnet. Conveyancing lawyer was organised before I stumbled across your site.
On the day of completion you will need to collect the house keys from your property agent but this should only happen after the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you will need to inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a residential property solicitor in East Barnet or a firm with expertise in conveyancing in East Barnet.
is it true that all East Barnet solicitor firms on the HSBC conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.
How does conveyancing in East Barnet differ for newly converted properties?
Most buyers of new build property in East Barnet approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in East Barnet usually purchase the land, 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 conveyancing solicitors 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 used to new build conveyancing in East Barnet or who has acted in the same development.
My wife and I purchased a leasehold flat in East Barnet. Conveyancing and Bank of Ireland mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing practitioner in East Barnet who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. There is no need to incur the fees of a East Barnet conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have given up trying to purchase the freehold in East Barnet. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a East Barnet conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a East Barnet flat is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The number of years remaining on the existing lease(s) was 70.31 years.
How much will conveyancing in East Barnet cost?
Almost all East Barnet conveyancing firms will agree to a standard fee. In the event that extra work arise during the conveyancing your conveyancer must advise you in writing of such additional charges for such work immediately it becomes obvious. Some practices will agree not to charge a fee if the deal falls through, others will charge a fraction of the agreed fee, depending on the stage at which the transaction fails.
It may be helpful for you to obtain two or three firms to provide you a quotation.