The owners of the property we are hoping to buy have instructed a conveyancing practitioner in Greenford who has suggested a exclusivity contract with a deposit of 5k. Is it wise to enter into such agreements?
There are two primary drawbacks with executing a lock out agreement (occasionally referred to as a no-shop agreement) is that it diverts attention away from moving forward with the conveyancing transaction itself, so unless it requires limited or no negotiation then it could transpire to be a hindrance. It is not particularly popular amongst Greenford conveyancing solicitors as a result. The other main issue is the extent of the remedies available - a jilted buyer should not expect to obtain injunctive relief to stop the owner disposing of the property to a third party, so the only remedy open via the contract will be the reimbursement of wasted costs and, in limited scenarios, the extra payment of damages.
My apartment in Greenford is up for sale and I have a buyer. Will the solicitor need to be on the Kent Reliance conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
My stepmother informed me that in buying a property in Greenford there could be various restrictions preventing external alterations to a property. Is this right?
There are a number of properties in Greenford which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Greenford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Two weeks ago we had a mortgage agreed in principle with Principality. Greenford conveyancing lawyers were instructed. How long does it take for Principality to forward the offer to the solicitor?
There is no definitive answer here. Have Principality conducted the valuation? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being difficult. The Greenford solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
How does conveyancing in Greenford differ for newly converted properties?
Most buyers of new build residence in Greenford approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because developers in Greenford tend to purchase the site, 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 property lawyers 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 used to new build conveyancing in Greenford or who has acted in the same development.
I am hoping to sign contracts shortly on a studio apartment in Greenford. Conveyancing lawyers inform me that they report fully on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Greenford should include some of the following:
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Ground rent - what is due and what the invoice dates are, and be on notice if this is subject to change specifics of the parties to the lease, for instance these could be the (you), head lessor, freeholder Are you allowed to have a pet in the flat? Where does the liability rest to repair and maintain the building. It is important that you know which party is liable for the repair and maintenance of all parts of the block and estate
After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Greenford. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We are happy to put you in touch with a Greenford conveyancing firm who can help.
An example of a lease Extension matter before the tribunal for a Greenford premises is 25 Beechwood Avenue in November 2012. the Tribunal accordingly determined that the premium for the lease extension should be £24,353. This case related to 1 flat. The remaining number of years on the lease was 58.19 years.
The lawyers carrying out our conveyancing in Greenford has forwarded papers to review that reveal that the land is unregistered with epitome documents. How can it be that the property not registred at HMLR?
Whilst most properties in Greenford are now registered with the Land Registry there are still a few that are unregistered. Any property in Greenford that has been transferred since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Greenford property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Greenford conveyancing solicitors should be familiar with such matters but if any uncertainty prevails the standard recommendation these days seems to be for the vendor’s solicitor to deal with the registration formalities first and then sell - this this chain of events will cause a drawn-out transaction.