Please could you recommend a Bank of Scotland allowed Harlesden conveyancing practice that can complete within two weeks? Am I best advised to go for a high street Harlesden conveyancer or a national comparison site?
We would be happy to suggest some excellent Harlesden conveyancing firms. Another option is to visit the main road in Harlesden. Go in to two or three law practices and ask to speak with a conveyancing solicitor for a fee estimate. Discuss your deadline together with the reasons and ask for a commitment on speed. Appoint the lawyer that you are most comfortable with.
Should our conveyancer be making enquiries regarding flooding during the conveyancing in Harlesden.
Flooding is a growing risk for solicitors specialising in conveyancing in Harlesden. Some people will acquire a house in Harlesden, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a various checks that can be carried out by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Harlesden. The standard completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to find out if the property has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an incorrect reply. The purchaser’s lawyers will also conduct an environmental search. This will indicate if there is any known flood risk. If so, additional inquiries will need to be made.
I purchased a terraced Georgian property in Harlesden. Conveyancing lawyer represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for 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 purchasers. You can also check the situation with the conveyancing lawyer who completed the work.
How does conveyancing in Harlesden differ for new build properties?
Most buyers of new build premises in Harlesden approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Harlesden usually 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 used to new build conveyancing in Harlesden or who has acted in the same development.
Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Harlesden. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a Harlesden conveyancing firm who can help.
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 as at the valuation date was 74.31 years.
When it comes to leasehold conveyancing in Harlesden what are the most common lease defects?
Leasehold conveyancing in Harlesden is not unique. All leases are unique and drafting errors can result in certain sections are erroneous. The following missing provisions could result in a defective lease:
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A duty to insure the building Service charge per centages that don't add up correctly leaving a shortfall
You could encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Bank of Scotland, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.
My partner and I have just had an offer agreed on a house and had an appointment on Friday with HSBC for the mortgage. They advised us that when it comes to choosing a lawyer that unless they are on their approved panel of lawyers then we will have to pay out a further fee of about two hundred pounds. This is is due to the fact that they will then have to appoint a conveyancer to act for them as well as the one we appoint on our behalf and we will be on the hook for their fees. I have requested HSBC to furnish me with a list so I can obtain quotes only from their approved lawyers but was told they dont have such a list to hand over. Is there a list online?
You can enquire of HSBC what their panel criteria is for a solicitor.Then ask the solicitor of your choice whether they fit that criteria and have they acted on loans for HSBC before. Where the answer to those is yes, then just double check with HSBC. Alternatively please use our search facility and we should be able to find you a conveyancer in Harlesden on the approved list for HSBC.