We chose a high street solicitor for our conveyancing in Palmers Green recently. Upon checking the terms of engagement it is apparent thatwe are liable for fees even if the movedoes not go ahead. Should I ditch them and use an on-line lawyer promising no completion no cost conveyancing in Palmers Green?
It is usually a trade off in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be more expensive to counteract the cases that abort. Please beware that these deals generally do not protect you from expenditure for example Palmers Green conveyancing search expenses.
We are aiming to move house in May. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Palmers Green. Conveyancing solicitor was chosen prior to coming across this website.
On the day of completion you will need to pick up the house keys from your selling agent however this can only occur when the sellers lawyers advise the agent that the monies to complete are in and the keys can be released. You should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a residential property solicitor in Palmers Green or a legal practice that specialises in conveyancing in Palmers Green.
When it comes to mortgage companies such as Co-operative, do Palmers Green conveyancers incur an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Barclays. I assume I don't need a Palmers Green conveyancing practitioner on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Have purchased a a terraced house in Palmers Green , What is the estimated time for the Land Registry to record my ownership? My Palmers Green conveyancing solicitor has been very slow, so I want to check that my ownership is recorded.
As far as conveyancing in Palmers Green registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust subject to who lodges the application, whether there are errors and whether the Land registry need to notify any 3rd persons or bodies. Currently in the region of 80% of submission are fully dealt with within 12 days but occasionally there can be protracted delays. Registration occurs once the new owner has moved in to the property thus post completion formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Palmers Green. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Palmers Green
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
What advice can you give us when it comes to appointing a Palmers Green conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Palmers Green conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Palmers Green conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
How experienced is the practice with lease extension legislation? What volume of lease extensions have they completed in Palmers Green in the last 12 months?
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Palmers Green conveyancing firm to help?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Palmers Green property is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The unexpired residue of the current lease was 81.79 years.