It has come to my attention via my broker that my Cricklewood lawyer is not on the lender Solicitor panel. What can I do to be sure whether this is correct?
The first thing you need to do is to call your Cricklewood lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they may recommend you to a Cricklewood conveyancing firm that is on the approved list of lawyers for your mortgage company.
Can you clarify what the consequences are if my solicitor is removed from the Coventry BS Solicitor panel ahead of completing my conveyancing in Cricklewood?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Will our lawyer be asking questions regarding flooding as part of the conveyancing in Cricklewood.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Cricklewood. There are those who acquire a house in Cricklewood, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a numerous searches that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Cricklewood. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out if the premises has historically flooded. If the property has been flooded in past which is not disclosed by the owner, then a purchaser could issue a legal claim for losses resulting from an misleading reply. The buyer’s conveyancers will also commission an enviro report. This should reveal if there is a recorded flood risk. If so, additional inquiries will need to be conducted.
Just had an offer accepted on a new build flat in Cricklewood. Conveyancing is necessary evil 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 conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cricklewood
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Is it possible to transfer to a new solicitor as I have to find one who is on the Coventry Building Society conveyancing panel. I instructed a local conveyancing solicitor in Cricklewood five minutes from me but he is not approved by Coventry Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Cricklewood on the Coventry Building Society panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Cricklewood. In utilising the find a conveyancing solicitor tool on this page, you can contrast costs for conveyancing solicitors in Cricklewood and throughout England and Wales.
I have just started marketing my basement flat in Cricklewood. Conveyancing solicitors are to be appointed soon, however I have recently had a half-yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as you normally would given that all ground rent and service payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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.
I have had difficulty in trying to purchase the freehold in Cricklewood. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the premium.
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 related to 2 flats. The remaining number of years on the lease was 64.61 and 67.18.