Are you able to recommend a Britannia approved Golders Green conveyancing practice that can complete within a short deadline? Am I best advised to go for a local Golders Green practice or an online firm?
We can recommend some very good Golders Green conveyancing firms. You can also walk up the high street in Golders Green. Go in to two or three firms and ask to see a conveyancing solicitor for a fee estimate. Explain your deadline together with the reasons and get an assurance on your deadline. Appoint the lawyer that you trust.
I am the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Golders Green. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my property ownership could be regarded 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 conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some banks would take a practical view as this obligation principally exists to capture subsales or the wholesaling and assigning of property.
Is there a list of Principality panel conveyancers in Golders Green on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings open the public over the internet. Where you are looking for a Golders Green conveyancer on the Principality please use our tool.
I have instructed a Golders Green property lawyer having made sure that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. You may wish to consider appointing your own Golders Green surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a new build house in Golders Green with a loan from Birmingham Midshires. The builders refused to budge the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my conveyancer about the extras as it could impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a house in Golders Green ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders will refuse to issue a loan on such a house.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Golders Green. Conveyancing will be smoother if you use a solicitor in Golders Green especially if they are familiar with such properties in Golders Green.
How do I locate a Golders Green solicitor on the Britannia conveyancing panel? I drive a motor bike and am willing to travel upto 10miles to meet the solicitor.
Feel free to make use of the search on this page. Please choose the bank and your location and you will see a number of Golders Green conveyancing lawyers based on proximity. We have listed some Golders Green conveyancing firms at the bottom of this page and you can telephone them to verify if they are on the Britannia member panel
Can you provide any top tips for leasehold conveyancing in Golders Green from the perspective of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Golders Green can be reduced if you instruct lawyers the minute you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ representatives. A minority of Golders Green leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over rather than unresolved. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check via your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is under 80 years. In the circumstances it is important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. The majority of landlords or managing agents in Golders Green charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Golders Green.
Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Golders Green. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the price payable.
An example of a Lease Extension decision for a Golders Green flat is Flat A 372 Cricklewood Lane in January 2013. The Tribunal decided that the premium for the extended lease should be £5,750.00 and that the terms of the new lease should be those set out in annex to the decsion This case affected 1 flat.