My wife and I have recently appointed a conveyancing solicitor in Brent Cross. I I am struggling to find out if they are accepted on the Norwich and Peterborough Building Society approved list of lawyers. Can you or the lender confirm if they are on the panel?
You should phone the lawyer and ask them whether they can act for the lender. Alternatively please call Norwich and Peterborough Building Society who may be able to confirm.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who did the conveyancing in Brent Cross 10 years ago no longer exist. What are my next steps?
As long as you have a registered title the information relating to your proprietorship will be documented by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, find your property and order current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
I'm buying my first flat in Brent Cross with the aid of help to buy. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my conveyancer about the extras as it will put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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 looking for a flat up to £195,000 and identified one close by in Brent Cross I like with amenity areas and station in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Brent Cross in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan the shortness of the lease will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Brent Cross and how can you help?
The particular law that you refer to gives protection to commercial lessees, granting the dueness to make a request to court for a new tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Brent Cross
Last August I purchased a leasehold flat in Brent Cross. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
My wife and I have hit a brick wall in negotiating a lease extension in Brent Cross. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Brent Cross conveyancing firm who can help.
An example of a Lease Extension decision for a Brent Cross residence is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 71 years.