Are you able to vouch for a TSB allowed Harlesden conveyancing lawyer finish our house move within a short deadline? Would it be better to use a high street Harlesden solicitor or a web based comparison site?
We can recommend some very good Harlesden conveyancing firms. Another option is to visit the main road in Harlesden. Approach two or three law practices and request to see a conveyancing solicitor for a fee estimate. Explain your deadline together with the reasons and ask for a commitment on speed. Appoint the lawyer that genuine.
Should our conveyancer be raising enquiries regarding flooding during the conveyancing in Harlesden.
Flooding is a growing risk for conveyancers specialising in conveyancing in Harlesden. There are those who purchase a property in Harlesden, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a various checks that can be initiated by the buyer or by their conveyancers which should figure out the risks in Harlesden. The standard information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to discover if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser could bring a claim for damages stemming from an incorrect response. The purchaser’s conveyancers may also carry out an enviro search. This will indicate if there is a recorded flood risk. If so, further investigations should be made.
Me and my brother have a semi-detached Edwardian property in Harlesden. Conveyancing lawyer represented me and HSBC Bank. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Harlesden and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing lawyer who carried out the work.
How does conveyancing in Harlesden differ for newly converted properties?
Most buyers of new build property in Harlesden approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Harlesden typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Harlesden or who has acted in the same development.
We have reached the end of our tether in seeking a lease extension in Harlesden. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing landlord or where there is disagreement 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 calculate the price.
An example of a Lease Extension decision for a Harlesden premises 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 affected 1 flat. The unexpired residue of the current lease was 74.31 years.
What makes a Harlesden lease unmortgageable?
There is nothing unique about leasehold conveyancing in Harlesden. Most leases are unique and drafting errors can result in certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:
-
A provision for the recovery of money spent for the benefit of another party.
You may have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, The Mortgage Works, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.
Myself and my husband have recently had an offer accepted on a flat and had meeting on Tuesday with the Post Office for the mortgage. They have informed us that when it comes to choosing a lawyer that unless they are on their approved list of conveyancing practitioners then we will have to pay out an additional charge of £200. This is because they would then have to select a solicitor to act for them as well as the one we choose to act for ourselves and we will be on the hook for their fees. I have asked the Post Office to furnish me with a list so I can obtain estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is their an easier way of going about this?
You can enquire of the Post Office what their panel criteria is for a solicitor.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on loans for the Post Office previously. If the answer to those is yes, then just double check with the Post Office. Alternatively please utilise our search facility and we should be able to locate a conveyancer in Harlesden on the panel for the Post Office.