I have been referred to a conveyancing solicitor in Cricklewood. I I am struggling to find out whether they are on the The Mortgage Works approved list of lawyers. Can you assist?
The first thing to do is phone the solicitor and ask them whether they can act for the bank. Otherwise please get in touch with The Mortgage Works who may be able to confirm.
I'm the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Cricklewood. The Cricklewood property was put into my name in January. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the house in January. Is the property unsalable for six months?
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." Technically you may be affected by that. How sensible a view banks take of it, depend on the bank as this obligation is chiefly there to capture the purchase and immediately sell or the wholesaling and assigning of properties.
The formalities of my remortgage has taken place for my property in Cricklewood. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I recently had an offer accepted on a house in Cricklewood. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the Virgin Money 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 Virgin Money 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.
Taking into account that I will soon part with £400,000 on a terraced house in Cricklewood I would like to talk to a lawyer concerning thehome move in advance of appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your property ownership legalities in Cricklewood.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Cricklewood should be the figure that you are charged.
We're FTB’s - agreed a price, but the selling agent told us that the owners will only issue a contract if we appoint the agent's chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a local conveyancer used to conveyancing in Cricklewood
We suspect that the owner is not behind this request. If they require ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Cricklewood conveyancing lawyers - not the ones that will provide the estate agent a commission or meet his conveyancing targets pre-set by corporate headquarters.
Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Cricklewood. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a Cricklewood conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Cricklewood property 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 was in relation to 2 flats. The unexpired term as at the valuation date was 64.61 and 67.18.
What are the common problems that you encounter in leases for Cricklewood properties?
There is nothing unique about leasehold conveyancing in Cricklewood. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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A provision for the recovery of money spent for the benefit of another party.
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, The Royal Bank of Scotland, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to withdraw.
My partner and I hope to purchase our first home in Cricklewood. Conveyancing solicitor already chosen. The broker advised that a survey is not needed as the house is only 17 years old.
You would be well advised to have a Home Buyer's Report. Given the premises is more than 10 years old the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may be enough. The report should highlight any obvious problems and recommend additional investigation if relevant. If there are any indications of problems seek a full structural survey.