I'm the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Barkingside. The Barkingside property was put into my name in October. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the house in October. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some mortgage companies would take a pragmatic view as this obligation chiefly exists to identify the purchase and immediately sell or the wholesaling and assigning of property.
How can we tell if a Barkingside conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Barkingside seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
I have a mortgage with Skipton for my property in Barkingside. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
Your original mortgage agreement with Skipton will provide that you need their approval prior to letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel solicitor.
I require fast conveyancing in Barkingside as I am under a deadline to exchange contracts in less than one month. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are are a cash buyer you have the choice not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Barkingside the following are instances of what can arise and adversely affect future mortgageability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I used Wolstenholmes several years past for my conveyancing in Barkingside. I now require my papers however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Barkingside of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We are 3 weeks into a freehold purchase having been recommend to solicitors by the selling agent to perform conveyancing in Barkingside. I am am very frustrated with the level of service. Can you help me find new solicitors?
A solicitor would need to be very poor to suggest changing them. Has your mortgage been sent? In the event that it has you must advise them of the new conveyancer and get the mortgage documents are issued to the new lawyers. The conveyancer needs to be on the lenders panel to avoid supplemental fees and frustration. That should be your first question of the new lawyers. The search tool will assist you in finding a lender approved conveyancer for your home move in Barkingside
I work for a long established estate agent office in Barkingside where we have witnessed a number of leasehold sales jeopardised due to short leases. I have been given conflicting advice from local Barkingside conveyancing firms. Can you confirm whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is 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 purchaser.
I have given up trying to purchase the freehold in Barkingside. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the premium.
An example of a Lease Extension case for a Barkingside premises is 104 Coventry Road in July 2014. The Tribunal determined that the lease extension permium should be £22,896.15 This case was in relation to 1 flat. The unexpired residue of the current lease was 60.29 years.
How much experience do your Barkingside conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Barkingside conveyancing lawyers help thousands of people move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Barkingside conveyancers have worked on recent similar cases.