As I am unsure how the conveyancing bit works what is the most important piece of guidance you can give me about purchase conveyancing in Hampstead?
You may not hear this from too many lawyers but conveyancing in Hampstead and elsewhere in North London is an adversarial process. Put another way, when it comes to conveyancing there is lots of room for conflict between you and others involved in the legal transfer of property. For instance, the seller, estate agent and sometimes the mortgage company. Choosing a law firm for your conveyancing in Hampstead should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose interest is to look after your legal interests and to keep you safe.
There is a distinct creep of a "blame" culture- someone must be at fault for the process being so protracted. You your first instinct should be to trust your lawyer above all other players when it comes to the legal transfer of property.
I am considering applying for a Aldermore mortgage for purchase of a newly converted (under development) in Hampstead with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?
In theory, you could use a solicitor that is not on the Aldermore conveyancing panel, but Aldermore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am assisting my mother sell her house in Hampstead. Does the solicitor commission an EPC or it is for the owner to coordinate?
Following the demise of HIPs, EPC’s was maintained a compulsory element of moving house. An EPC should be to hand before the property is advertised. This is not something that lawyers normally arrange. Where you are instructing a Hampstead conveyancing lawyer they may help arrange energy assessments given their contacts with reputable local energy assessors
When it comes to mortgage companies such as Coventry BS, do Hampstead property lawyers incur an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I am expecting a DIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Hampstead solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Hampstead solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I am purchasing a property and the conveyancer has referenced Chancel Repair to which the house may be obligated to pay given it’s proximity to the area of such a church. He has suggested insurance. Is this really warranted for conveyancing in Hampstead
Unless a previous acquisition of the premises completed post 12 October 2013 you may take it that lawyers conducting conveyancing in Hampstead to continue to suggest a chancel search and or insurance against a claim.
My father has urged me to appoint his lawyers for conveyancing in Hampstead. Should I choose my own property lawyer?
Much as we are happy to recommend a Hampstead conveyancing lawyer the ideal way to select a conveyancing lawyer is to get feedback from friends or family who have experience in using the solicitor you're contemplating using.
I only have Seventy years left on my lease in Hampstead. I now want to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the freeholder. For most situations an enquiry agent may be helpful to try and locate and to produce an expert document to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court overseeing Hampstead.
Having spent months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Hampstead. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a Hampstead conveyancing firm who can help.
An example of a Lease Extension case for a Hampstead residence is Raised Ground Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case related to 2 flats. The remaining number of years on the lease was 16.83 and 16.43.