It is is a decade since I purchased my property in Chipping Barnet. Conveyancing solicitors have recently been retained on the sale but I can't locate my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be with your mortgage company or they could be archived with the conveyancers who oversaw the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Chipping Barnet relates to registered property but in the rare situation where your property is not registered it is more of a problem but is not insurmountable.
My uncle passed away six months ago and as sole heir and executor I was left the property in Chipping Barnet. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Coventry BS will insist on your using a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
How does conveyancing in Chipping Barnet differ for new build properties?
Most buyers of new build or newly converted property in Chipping Barnet contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Chipping Barnet usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Chipping Barnet or who has acted in the same development.
Do I need to be concerned about estate agents that I am dealing with are recommending a web based conveyancing firm as opposed to a local Chipping Barnet conveyancing company?
As is the case with many professional services, often recommendations from connections can be extremely useful or valuable. Nevertheless there are many players in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend solicitors to use. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the endorsement. You are at liberty to choose your own conveyancer. Don't forget that some lenders have an approved list of law firms you must use for the mortgage related work in your house move.
I've recently bought a leasehold house in Chipping Barnet. Am I liable to pay service charges for periods before my ownership?
In a situation 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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).
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Chipping Barnet. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to calculate the price payable.
An example of a Lease Extension decision for a Chipping Barnet premises is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case related to 1 flat. The unexpired term was 76 years.
My wife and I have recently appointed a conveyancing solicitor in Chipping Barnet. I need to find out if they are on the lender's approved list of lawyers. Can you assist?
You should contact your conveyancer to check if they are on the bank's panel. Alternatively please get in touch with us and we can investigate and revert. Should the firm not be on the bank panel we we can help find a quality conveyancing solicitor in Chipping Barnet on the panel for your lender.