It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Cricklewood bank branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Cricklewood conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Provided that the conveyancer is on the lender approved list, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being problematic. The Cricklewood solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Cricklewood solicitor having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cricklewood postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Cricklewood.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who did the conveyancing in Cricklewood 5 years ago no longer exist. What do I do?
As long as the title is registered the details of your proprietorship will be documented by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, identify your house and get up to date 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.
How does conveyancing in Cricklewood differ for new build properties?
Most buyers of new build or newly converted property in Cricklewood come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is ready to move into. This is because developers in Cricklewood tend to buy the land, 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 accustomed to new build conveyancing in Cricklewood or who has acted in the same development.
My husband and I are four weeks into a freehold purchase having been recommend to a firm by the high street agent to handle our conveyancing in Cricklewood. I am am very frustrated with the quality of service. Can you you assist me in finding new conveyancers?
They would need to be really poor in order to consider changing them. Has your mortgage been generated? If so you must inform them of the new contact details and get the mortgage documents are re-sent. The conveyancer should be on the lenders panel to avoid supplemental fees and complications. That should be your starting point. Our search tool should help you find a bank approved solicitor for your conveyancing in Cricklewood
I’m about to sell my ground floor apartment in Cricklewood. Conveyancing lawyers have not yet been instructed, but I have recently had a quarterly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the invoice as normal because all rents and maintenance payments will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice 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. This will smooth the conveyancing process.
We have reached the end of our tether in trying to purchase the freehold in Cricklewood. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Cricklewood conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Cricklewood flat is 73 and 73a St. Pauls Avenue in October 2013. the Tribunal held in accordance with section32 and Schedule 6 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the enfranchisement was fifty three thousand three hundred and sixty one pounds (£53,361.00) This case affected 2 flats. The unexpired lease term was 64.61 and 67.18.
What type of property do your Cricklewood conveyancing estimates apply to?
Our conveyancing quotes are only appropriate to standard residential homes in England & Wales. Should you have any different requirements such as industrial or agricultural land or commercial conveyancing in Cricklewood you should contact us to discuss your requirements .