Are the Harefield conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Harefield conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
My bid for a property was accepted at auction in Harefield. Conveyancing is needed. What are my next steps?
Having legally bound yourself to purchase you should instruct a conveyancing lawyer quickly as you are faced with a pending deadline in which to complete the conveyancing. An auction property will ordinarily have a bespoke legal set of papers. This should include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold premises the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
Is it the case that all Harefield solicitors on the Coventry BS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Coventry BS conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.
I had a mortgage agreed in principle with HSBC. Harefield conveyancing solicitors have been appointed. How long does it take for HSBC to send the offer to the property lawyer?
Some lenders take longer than others. Have HSBC done the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I used Action Conveyancing several years ago for my conveyancing in Harefield. I now require my file however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Harefield of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Harefield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Harefield
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I opted to have a survey carried out on a property in Harefield prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders may refuse to issue a mortgage on this type of home.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Harefield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Harefield to see if the conveyancing costs will increase in light of this.
I have recently realised that I have 72 years remaining on my flat in Harefield. I need to get lease extension but my landlord is absent. 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 enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you have used your best endeavours to track down the landlord. In some cases an enquiry agent may be helpful to carry out a search and prepare a report which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Harefield.
I am the proprietor of a a ground floor purpose built flat in Harefield. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
Most definitely. We can put you in touch with a Harefield conveyancing firm who can help.
An example of a Lease Extension case for a Harefield flat 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 was in relation to 3 flats. The unexpired residue of the current lease was 71 years.