I am considering refinancing my apartment in Arnos Grove, does my lawyer have to be on the Bank of Ireland Conveyancing panel?
There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am helping my niece sell her property in Arnos Grove. Does the solicitor order an energy assessment or do I organise this?
After the demise of Home Information Packs, energy assessments became a required component of selling a house. An energy assessment should be to hand before the property is put on the market. This is not as aspect of the sale process that conveyancers normally organise. If you are instructing a Arnos Grove conveyancing practitioner they might be willing to arrange energy assessments due to their contacts with reputable Arnos Grove energy assessors
We previously instructed conveyancers with offices in Arnos Grove on the TSB solicitor panel. They are now charging me an additional charge for handling the TSB mortgage. Is this an additional conveyancing fee set by TSB?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. The fee is not dictated by TSB but by your Arnos Grove solicitor. Numerous firms on the TSB panel will levy an ‘acting for lender’ fee and others do not.
I am currently in the process of buying my council flat in Arnos Grove. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Arnos Grove?
Its becoming the norm that commercial conveyancing solicitors in Arnos Grove will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Arnos Grove. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Arnos Grove.
For every commercial conveyancing transaction in Arnos Grove it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Arnos Grove commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Arnos Grove.
Due to the input of my in-laws I had a survey completed on a house in Arnos Grove in advance of retaining solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks will refuse to give a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Arnos Grove. Conveyancing may be slightly more expensive based on your lender's requirements.
We're FTB’s - agreed a price, but the agent told us that the seller will only move forward if we appoint their chosen conveyancers as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer with experience of conveyancing in Arnos Grove
We suspect that the seller is not behind this request. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Speak to the vendors direct and make sure they understand (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you intend to appoint your preferred Arnos Grove conveyancing firm - as opposed tothe ones that will earn the estate agent a commission or achieve conveyancing thresholds set by HQ.
I am looking at a couple of flats in Arnos Grove which have approximately 50 years unexpired on the lease term. Will this present a problem?
There is no doubt about it. A leasehold apartment in Arnos Grove is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the value of the property. For most buyers and banks, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Arnos Grove conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I am the proprietor of a garden flat in Arnos Grove. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
You certainly can. We can put you in touch with a Arnos Grove conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Arnos Grove flat is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The unexpired residue of the current lease was 70.31 years.