We previously chose conveyancers with offices in Burnt Oak on the Nottingham solicitor approved list. They have just billed me an additional charge for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. The charge is not set by Nottingham but by your Burnt Oak property lawyer. Some firms on the Nottingham panel will charge ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
I recently had an offer agreed on an apartment in Burnt Oak. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £150. A few days later, the property lawyer called me embarrassingly acknowledging that they were not on the Nottingham 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 Nottingham 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.
Barclays have agreed my mortgage in principle, my bid on a apartment in Burnt Oak has been accepted, what are the next steps?
Your property agent will need to be advised as to your lawyer's details (make sure the conveyancing practitioners are on the lender’s panel). Telephone Barclays or the broker and complete any appropriate paperwork. Barclays will appoint a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Barclays will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Burnt Oak.
Just had an offer accepted on a new build flat in Burnt Oak. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Burnt Oak
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Burnt Oak I like with open areas and station nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Burnt Oak in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may 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 consult your conveyancing solicitor concerning this matter.
I need to find a conveyancing solicitor for some conveyancing in Burnt Oak. I have discover a site which appears to be the perfect solution If it is possible to get all this stuff done via web that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I’m about to sell my 2 bed apartment in Burnt Oak. Conveyancing lawyers have not yet been instructed, but I have just had a quarterly maintenance charge invoice – Do I pay up?
The sensible thing to do is discharge the maintenance contribution as you normally would as all rents and service charges will be allotted as part of the financial calculations for completion monies, 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 management companies 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.
I have given up trying to purchase the freehold in Burnt Oak. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to assess the price payable.
An example of a Lease Extension matter before the tribunal for a Burnt Oak property is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case was in relation to 1 flat. The unexpired term as at the valuation date was 71.55 years.
Why do I have to supply my conveyancer with a list of items of identification ahead of starting my conveyancing in Burnt Oak?
Burnt Oak conveyancing practitioners are obliged by the Law Society, Solicitors Regulation Authority, HM Land Registry and current AML legislation to record that the have checked the identity of their clients. It will also be a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and date of birth.