I am not well enough to travel far from Harlington. What is the rationale as to why all Harlington conveyancing practitioners aren't included on all bank panels?
Before the recession most banks had an approach to risk which is different from today. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which concluded: know the lawyers on your panel. Consequently, mortgage companies have subsequently looked to extract more information from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of volume of transactions the mortgage companies required.
My friend advised me that if I am purchasing in Harlington I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Harlington conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Harlington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Harlington Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Harlington.
I am buying a new build apartment in Harlington. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Harlington
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I need to appoint a conveyancing solicitor for sale conveyancing in Harlington. I've discover a site which looks to be the perfect answer If there is a chance to get all this stuff done via web that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Estate agents have just been given the go-ahead to market my ground floor flat in Harlington. Conveyancing is yet to be initiated, however I have recently had a half-yearly maintenance charge invoice – what should I do?
It best that you pay the service charge as you normally would as all rents and maintenance charges will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment 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. Having a clear account will assist your cause and will leave you no worse off financially.
Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in Harlington. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the sum to be paid.
An example of a Freehold Enfranchisement case for a Harlington property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The remaining number of years on the lease was 69 years.
I have just had an offer accepted on a leasehold flat in Harlington and the mortgage adviser that we are using recommended his property lawyer. They quoted £800 excluding VAT and disbursements. Does this sound expensive?
You should not rely on a single estimate. You should seek like-for-like quotes for your conveyancing in Harlington. Then choose one that you are comfortable with and just as important, is on the approved list of the mortgage company that you are sourcing your mortgage from.