We instructed a Harlesden based firm for our conveyancing in Harlesden today. After carefully reading the official terms of business I seeI am liable for fees even if our purchase aborts. Should I ditch them and instruct an on-line solicitor practice who offer no move no charge conveyancing in Harlesden?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be more expensive to offset those cases that fail to complete. Do bear in mind that these deals rarely cover expenditure for example Harlesden conveyancing search charges.
As someone clueless as to conveyancing in Harlesden what’s your top tip you can give me for the house moving process in Harlesden
Not many law firms shout this from the rooftops but conveyancing in Harlesden or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of room for friction between you and other parties involved in the transaction. For instance, the vendor, estate agent and sometimes the lender. Choosing a law firm for your conveyancing in Harlesden is a critical decision as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to protect your legal interests and to protect you.
We are witnessing a definite ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer above the other players when it comes to the legal assignment of property.
My colleague suggested that where I am buying in Harlesden I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Harlesden conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Harlesden around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Harlesden Education with maps and statistics, Local Amenities and other useful information about Harlesden.
I am looking for a leasehold apartment up to £235,500 and found one close by in Harlesden I like with open areas and railway links nearby, however it only has 49 years unexpired on the lease. There is not much else in Harlesden for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
I’m about to sell my 2 bed apartment in Harlesden. Conveyancing solicitors are to be appointed soon, however I have just had a yearly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as normal given that all rents and maintenance payments will be allotted 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 subsequent invoice date. Most management companies will not acknowledge the buyer until 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 am the leaseholder of a ground floor flat in Harlesden. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to arrive at the price.
An example of a Lease Extension case for a Harlesden flat is First Floor Flat 2B Fortune Gate Road in May 2013. the tribunal decided that the price payable for the lease extension was £9,331, together with £900 in respect of outstanding ground rent. This case was in relation to 1 flat. The unexpired term was 74.31 years.
I happen to be an executor of my recently deceased aunt’s Will, with a house in Harlesden which will be sold. The house has never been registered at HMLR and I'm advised that many purchasers will insist that it is done before they'll proceed. What's the procedure for this?
In the situation you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.