My financial adviser requires my Holborn solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Holborn office but they cant find it on their system.
Have you tried calling your Holborn conveyancing practitioner about this?. Most Holborn conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
In reviewing online forums for a cheap lawyer in Holborn, many post that I must use a CQS accredited solicitor. Can you explain what CQS is?
Holborn Conveyancing Quality Scheme practices have achieved accreditation by the law Society The Law Society created CQS to establish evidence of quality standards in the home buying process. CQS enables consumers to identify solicitor firms that provide a quality residential conveyancing. Holborn is one of locations in England and Wales in which CQS have offices. The scheme requires practices to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
I am planning to move property in September. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Holborn. Conveyancing lawyer was organised before I stumbled across your page.
On the day of completion you will need to pick up the house keys from the estate agent however this should only take place after the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You should tell the removal men that you are ready to move in. We do not suggest a particular removal company but can assist you in choosing a residential property solicitor in Holborn or a legal practice with expertise in conveyancing in Holborn.
is it true that all Holborn solicitors on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
We previously appointed conveyancing lawyers locally in Holborn on the RBS solicitor panel. They have just billed me a supplemental charge for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. This fee is not set by RBS but by your Holborn lawyer. Numerous firms on the RBS panel will charge an ‘acting for lender’ fee and others do not.
A colleague recommended that where I am buying in Holborn I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Holborn conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Holborn around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Holborn.
I am employed by a busy estate agency in Holborn where we have experienced a few leasehold sales put at risk due to short leases. I have received inconsistent advice from local Holborn conveyancing firms. Can you confirm whether the seller of a flat can initiate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Following years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Holborn. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Holborn conveyancing firm who can help.
An example of a Lease Extension decision for a Holborn property is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case related to 1 flat. The number of years remaining on the existing lease(s) was 66.8 years.