My mortgage broker requires my Northfield law firm’s panel reference for the Santander conveyancing panel. What is the best way to find this out. I have tried my local Northfield office but they cant find it on their system.

You are best placed to get this information from your Northfield solicitor . Most Northfield conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

Can your site be used to find a Conveyancing solicitor in Northfield even if I’m not purchasing or disposing of a house, for example if I wish to buy an office in Northfield with a mortgage from HSBC Bank?

Our comparison service is predominantly utilised to help choose residential conveyancing solicitors in Northfield but we have recorded at the bottom of this page a few Northfield commercial conveyancing firms. You should enquire with the company directly to see if they are also authorised to represent HSBC Bank

I am about to put an offer on a leasehold apartment in Northfield. The property agents assure me that it is the norm for flats in Northfield to have less than 75 years remaining. I am expecting a loan with Chelsea Building Society. Is this going to be acceptable if the lease has 70 years left.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/4/2019 the requirements read as follows :

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Northfield?

Two types of professional can execute conveyancing in Northfield namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or acquisition of property. Both are required to carry out Northfield conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the requisite procedures should be appropriately taken.

I am being advised by my conveyancer that defective lease insurance is necessary on my purchase. What is the level of cover for Northfield conveyancing?

The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.

I recently had an offer agreed on an apartment in Northfield. My financial adviser suggested a lawyer. I paid an upfront payment of £225. A few days later, the lawyer called me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

If all goes to plan we aim to complete the sale of our £325,000 maisonette in Northfield on Monday in a week. The managing agents has quoted £360 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Northfield?

For the majority of leasehold sales in Northfield conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-contract questions Where consent is required before sale in Northfield Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Northfield leasehold property is £350. For Northfield conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I acquired a split level flat in Northfield, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Northfield with a long lease are worth £216,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2088

With only 69 years left to run the likely cost is going to range between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.