Please help. My Harringay solicitor is advising me that he is legally obliged toconduct Harringay conveyancing searches becausethe firm are on the Virgin Moneyapproved lawyer panel. These Harringay checks cost a lot of money can this be avoided?
You have limited options available to you. As you are obtaining a home loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Harringay conveyancing searches.
When will exchange of contracts take place for sale conveyancing in Harringay and am I required to attend the lawyers branch?
Where you are in close proximity to one of the conveyancing solicitors in Harringay you are welcome to come in to sign contracts. That being said, the law practices we work with supply countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you electronically. The executing of the purchase agreement is not the important part. A signed contract is just a prerequisite for the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Harringay)to be in the office available at the end of the phone to exchange contracts.
We're first time buyers - agreed a price, but the property agent has warned us that the vendor will only go ahead if we appoint the agent's chosen conveyancers as they need a ‘quick sale’. We would rather use a family solicitor who is accustomed to conveyancing in Harringay
It is highly unlikely the owners are driving this. If they want ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you intend to appoint your own,trusted Harringay conveyancing solicitors - not the ones that will provide their estate agent a referral fee or meet his conveyancing thresholds demanded by senior management.
Last June I purchased a leasehold house in Harringay. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
We have reached the end of our tether in trying to purchase the freehold in Harringay. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to calculate the price payable.
An example of a Freehold Enfranchisement decision for a Harringay residence is 37 St. Margarets Avenue in January 2010. Following a vesting order by Edmonton County Court on 8th November 2008 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £20,543 This case related to 2 flats. The unexpired lease term was 74.75 years.
I see that you have a post code search directory identifying law firms on the bank conveyancing panel. Do Harringay conveyancing companies pay you a referral fee if I appoint them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Harringay.