I have given 8 weeks notice to my current landlord and have to vacate my let out flat in Cricklewood by the end of next month. Conveyancing on my purchase is underway. How realistic is it to complete in a couple of weeks as don't want to have to move into temporary accommodation?
The normal practice is not to give notice for your lease unless your lawyer suggests that you should. If you have not previously done so, contact to your lawyer and ask them to they chase the sellers solicitors, try to an agreed time frame that all parties will work to achieve
What happens if my solicitor is expelled from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Cricklewood?
First, this is a very rare occurrence. 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.
Due to the advice of my in-laws I had a survey completed on a property in Cricklewood ahead of retaining conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies may refuse to grant a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cricklewood. Conveyancing will be smoother if you use a solicitor in Cricklewood especially if they are familiar with such properties in Cricklewood.
Am I best advised to go with a Cricklewood conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can deal with the legal work but they are based 400kilometers drive away.
The benefit of a local Cricklewood conveyancing practice is that you can attend the office to execute paperwork, deliver your identification documents and pester them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and they were happy that must outweigh using an unfamiliar Cricklewood conveyancing lawyer solely due to them being based in the area.
I today plan to offer on a house that appears to meet my requirements, at a great price which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Cricklewood. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?
The majority of houses in Cricklewood are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Cricklewood so you should seriously consider shopping around for a Cricklewood conveyancing practitioner and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to carry out alterations. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should advise you fully on all the issues.
Having spent months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Cricklewood. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the amount due.
An example of a Freehold Enfranchisement decision for a Cricklewood residence 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 was 64.61 and 67.18.
I would be grateful if you would clarify what options are available to me if my Cricklewood conveyancing searches shows adverse results?
Usually, most concerns that arise in Cricklewood conveyancing search responses can be handled ahead of completion or indemnity insurance may be put in place. You need to note that even though you intend on purchasing the property and may be content to accept the search results, your lender may not, and when all said and done have the final decision.