My apartment in Brent Cross is up for sale and I have a purchaser. Will my conveyancer have to be on the Nationwide conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
I am helping my aunt sell her property in Brent Cross. Will the conveyancer order an EPC or it is for me to coordinate?
Following the abolition of HIPs, energy performance certificates became a mandatory component of selling a property. An energy performance certificate must be commissioned before the property is marketed. It is not a task that conveyancers ordinarily arrange. If you are instructing a Brent Cross conveyancing practitioner they might be able to arrange energy assessments given their relationships with long established Brent Cross assessors
I'm the sole recipient of my late mum's estate with all property in now in my sole name, including the house in Brent Cross. The Brent Cross property was put into my name in September. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the house in September. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view lenders take of it, depend on the bank as this requirement principally exists to pick up on subsales or the flipping of property.
I recently had an offer agreed on a house in Brent Cross. My financial adviser recommended their conveyancers. I paid an advanced payment of £200. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am buying a new build house in Brent Cross with a mortgage from Barclays . The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not reveal to my solicitor about this extras as it could put at risk my mortgage with the lender. Should I keep quiet?.
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 leasehold apartment up to £195,000 and found one round the corner in Brent Cross I like with amenity areas and railway links nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Brent Cross suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
I have just started marketing my ground floor flat in Brent Cross. Conveyancing lawyers have not yet been instructed, but I have just received a quarterly maintenance charge demand – Do I pay up?
The sensible thing to do is discharge the service charge as usual as all rents and service payments should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Brent Cross. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to 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 was in relation to 1 flat. The unexpired lease term was 71 years.
Is it the case that all Brent Cross property lawyers on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can pop into your local lender branch in Brent Cross. the probability is that they can recommend conveyancing solicitors in Brent Cross