We were about to choose a conveyancing solicitor in Hadley Wood recommended using your search tool but have come across alternative fee calculations via the web appear less expensive – why is this?
There are plenty of solicitors offering what appear to be cut price. You should think twice as to how much you respect your own move to you are willing to be penny wise pound foolish with regard to the standard of the conveyancing. Some hide extras well inside the terms and conditions. The conveyancers that we put forward for conveyancing in Hadley Wood neverbehave this way.
I am need of leasehold conveyancing for a flat in a fairly new development (five years old) in Hadley Wood. The vast majority the flats are already occupied. Is it strictly necessary to order local searches as part of conveyancing in Hadley Wood?
You would be taking a significant risk in failing carrying out Hadley Wood conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that your conveyancer conducts them. Where time pressures and cost are top of your concerns you should consider with your solicitor about the possibility of search insurance
I own a freehold premises in Hadley Wood yet charged rent, why is this and what is this?
It’s unusual for properties in Hadley Wood and has limited impact for conveyancing in Hadley Wood but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
I am assisting my sister sell her property in Hadley Wood. Does the solicitor commission an energy assessment or should I organise this?
Following the abolition of HIPs, EPC’s was left as a mandatory component of selling a property. An EPC needs to be commissioned before the property is placed on the market. It is not something that law firms normally organise. If you are using a Hadley Wood conveyancing solicitor they may be willing to arrange energy assessments given their contacts with reputable local assessors
Planning on purchasing a maisonette in Hadley Wood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hadley Wood conveyancing practitioner is on the Santander conveyancing panel.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hadley Wood solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 Hadley Wood 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 used Wolstenholmes a few years past for my conveyancing in Hadley Wood. Now, I need the files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hadley Wood of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently bought a leasehold property in Hadley Wood. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the proprietor of a second floor flat in Hadley Wood. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
Most certainly. We can put you in touch with a Hadley Wood conveyancing firm who can help.
An example of a Lease Extension decision for a Hadley Wood flat is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case related to 1 flat. The number of years remaining on the existing lease(s) was 76 years.