It is 10 years ago since I bought my house in Harmondsworth. Conveyancing solicitors have recently been instructed on the sale but I am unable to locate my title documents. Is this a major issue?
You need not be too concerned. First the deeds may be with your lender or they may be archived with the lawyers who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Harmondsworth relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
What happens if my solicitor is removed from the TSB Solicitor panel ahead of completing my conveyancing in Harmondsworth?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Various web forums that I have visited warn that are the main reason for hinderance in Harmondsworth conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Harmondsworth.
I am buying a new build house in Harmondsworth with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The estate agent told me not to tell my lawyer about this extras as it could adversely affect my mortgage with Barclays . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are 14 days into a residential purchase having been recommend to a firm by the high street agent to carry out the conveyancing in Harmondsworth. We are not happy. Can you help me find new lawyers?
A lawyer would need to be really poor in order to consider replacing them. Has your mortgage been sent? In the event that it has you must advise them of the new lawyer and get the loan are re-sent. The conveyancer needs to be on the banks panel to avoid supplemental expenses and complications. That should be your starting point. The find a solicitor tool can assist you in finding a bank approved conveyancer for your conveyancing in Harmondsworth
I have just started marketing my 2 bed apartment in Harmondsworth. Conveyancing is yet to be initiated, however I have just had a half-yearly maintenance charge invoice – Do I pay up?
It best that you clear the maintenance contribution as normal because all rents and maintenance charges will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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.
I own a basement flat in Harmondsworth. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price.
An example of a Freehold Enfranchisement case for a Harmondsworth premises 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 related to 2 flats. The remaining number of years on the lease was 69 years.