Are the BSA planning on creating a online directory to to identify practices on the Coventry BS conveyancing panel for instance in Harefield?
We have not been informed any plans on the part of the BSA to promote such a register.
My stepmother informed me that in buying a property in Harefield there could be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of anumerous of properties in Harefield which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Harefield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We have agreed to purchase a house in Harefield. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Nottingham your lawyer must check the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease fails to meet these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Harefield.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being problematic. The Harefield solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Harefield is where the house is located. What do you suggest?
Flying freeholds in Harefield are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harefield you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harefield may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I was recommended by two or three local property agents in Harefield to select a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to recommend your site over and above a competitor’s?
We don’t make any commission for sending work to this site. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
We are 18 days into a residential purchase having been referred to a firm by the local agent to perform conveyancing in Harefield. I am am extremely dissatisfied with the level of service. Could you you assist me in finding new solicitors?
They would have to be very poor to suggest replacing them. Has your mortgage offer been sent? In the event that it has you must inform them of the replacement solicitor and have the offer are issued to the new lawyers. The solicitor ideally needs to be on the banks approved list to avoid escalating expenses and complications. That should be your first question of the new conveyancers. The find a solicitor tool should assist you in finding a bank approved solicitor for your conveyancing in Harefield
I have just started marketing my garden apartment in Harefield. Conveyancing solicitors are to be appointed soon, but I have recently had a yearly service charge invoice – Do I pay up?
The sensible thing to do is clear the maintenance contribution as normal given that all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have had difficulty in trying to purchase the freehold in Harefield. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a absentee landlord or if 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 First-tier Tribunal (Property Chamber) to make a decision on the premium.
An example of a Lease Extension matter before the tribunal for a Harefield property is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired term as at the valuation date was 71 years.