My husband and I intend to purchase a newbuild apartment in New Barnet with a mortgage from Godiva Mortgages Ltd.We have a New Barnet conveyancing practitioner but Godiva Mortgages Ltd informed us his firm is not on their approved list of firms. It seems we have little choice but to instruct a Godiva Mortgages Ltd panel solicitor or keep our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you contains various provisions, one of which will be that solicitors will be on the Godiva Mortgages Ltd approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Godiva Mortgages Ltd
Is it the case that all New Barnet conveyancing solicitors on the TSB conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the CLC.
Completion of my remortgage has taken place for my property in New Barnet. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
RBS have agreed my home loan in principle, my bid on a flat in New Barnet has been agreed to, what happens next?
Your property agent will wish to be informed of your conveyancer's details (be sure the solicitors are on the bank’s approved list). Call up RBS or your broker and complete any relevant documentation. RBS will appoint a valuer who will get in contact with the selling agent or seller to book a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. RBS will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in New Barnet.
We are buying a property and the lawyer has mentioned Chancel Repair to which the property may be obligated to pay given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly appropriate for conveyancing in New Barnet
Unless a previous purchase of the house took place after 12 October 2013 you can take it that lawyers carrying out conveyancing in New Barnet to continue to propose a a chancel search and or chancel repair liability insurance.
I'm purchasing my first flat in New Barnet benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my conveyancer about this extras as it may affect my mortgage with the lender. Should I keep quiet?.
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.
I am in need of some leasehold conveyancing in New Barnet. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in New Barnet - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
My wife and I have hit a brick wall in trying to purchase the freehold in New Barnet. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a New Barnet conveyancing firm who can help.
An example of a Lease Extension case for a New Barnet flat is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case was in relation to 1 flat. The unexpired lease term was 76 years.