Me and my husband are buying a maisonette in Brent Cross. My lawyer is not on the mortgage company approved panel. Can I still continue with my Brent Cross conveyancing solicitor even though they are not on the mortgage company panel?
You have a couple of alternatives open to you here
- Complete the purchase with your preferred Brent Cross solicitor but your mortgage company will need to appoint a solicitor from their conveyancing panel. The net result is additional cost together with probable delay.
- Choose a fresh conveyancing practitioner to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your lawyer to pull out all the stops to get accepted on the lender’s conveyancing panel
I have todaybecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Brent Cross for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Brent Cross conveyancing specialists.
I'm purchasing a new build house in Brent Cross with a mortgage from The Royal Bank of Scotland. The sellers would not budge the price so I negotiated 6k of additionals instead. The estate agent advised me not reveal to my solicitor about the extras as it may affect my mortgage with the bank. Is this normal?.
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.
Over the last few months I have been searching for a flat up to £245,000 and identified one close by in Brent Cross I like with a park and station in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in Brent Cross in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the shortness of the lease may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I've recently bought a leasehold house 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 owner and they have not paid you would not usually be personally liable for the arrears. However, 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).
I have had difficulty in trying to purchase the freehold in Brent Cross. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a Brent Cross conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Brent Cross premises 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 affected 1 flat. The remaining number of years on the lease was 71 years.
Are there any apps to help find a Brent Cross conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 20miles to meet the solicitor.
Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Brent Cross and you will see a number of lawyer located nearest Brent Cross. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.