I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Harpenden. Almost all the flats are already disposed of. Is it really necessary to order local searches as part of conveyancing in Harpenden?
If you are acquiring a property with the assistance of a loan, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Harpenden conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to an alternative solicitor for your conveyancing in Harpenden.
In what way does my ID and proof of funds have anything to do with my conveyancing in Harpenden? Why is this being asked of me?
Harpenden conveyancing solicitors as well as nationwide property lawyers accross the UK have an obligation under money laundering regulations to check the identity of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Bank Statement no more than three months).
Evidence of the origin of funds is also necessary in accordance with the money laundering statutes as solicitors are duty bound to check that the monies you are using to purchase a property (be it the exchange deposit or the total purchase price if you are a cash purchaser) has originated from an acceptable source (such as an inheritance) rather than the fruits of criminal activity.
I am aiming to move home in February. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Harpenden. Conveyancing lawyer was found prior to coming across your site.
On the afternoon of completion you will need to pick up the house keys from the selling agent however this can only take place when the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in locating a residential property solicitor in Harpenden or a firm with expertise in conveyancing in Harpenden.
I currently have a mortgage with Clydesdale for my property in Harpenden. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
You must advise Clydesdale before renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel lawyer.
I was told two weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Harpenden is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the encouragement of my in-laws I had a survey completed on a house in Harpenden in advance of retaining conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some lenders will refuse to issue a loan on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Harpenden. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Harpenden to see if the conveyancing costs will increase in light of this.
We're novice buyers - agreed a price, yet the property agent has warned us that the owners will only issue a contract if we appoint their chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor used to conveyancing in Harpenden
We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Try to communicate with the vendors directly and make sure they comprehend that (a)you are serious buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Harpenden conveyancing solicitors - rather thanthe ones that will give their negotiator at the agency a kickback or hit his conveyancing figures demanded by corporate headquarters.
Helen (my wife) and I may need to rent out our Harpenden garden flat temporarily due to a career opportunity. We used a Harpenden conveyancing firm in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your previous Harpenden conveyancing solicitor is no longer available you can review your lease to see if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is allowed. There may be a precondition that you must seek consent from your landlord or other appropriate person in advance of subletting. This means you not allowed to sublet in the absence of first obtaining consent. The consent is not allowed to be unreasonably turned down. If the lease does not allow you to sublet you should ask your landlord for their consent.
I am the registered owner of a basement flat in Harpenden, conveyancing formalities finalised March 2010. Can you work out an approximate cost of a lease extension? Comparable properties in Harpenden with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2078
With only 53 years left to run we estimate the premium for your lease extension to range between £27,600 and £31,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.