My son is about to exchange on a house that has just been built in Harringay with a home loan from Lloyds. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
After researching online forums for an online solicitor in Harringay, many advise that I should instruct a CQS accredited solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Harringay is one of the many areas in England and Wales where there are Accredited lawyers.
A colleague pointed out to me me that in buying a property in Harringay there may be various restrictions affecting the ability to carry out external changes to the property. Is this right?
There are anumerous of properties in Harringay which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Harringay should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Harringay. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I do know about the CML 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in October. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view lenders take of it, depend on the bank as this requirement is primarily there to pick up on the purchase and immediately sell or the flipping of property.
When it comes to lenders such as Barclays, do Harringay conveyancing practitioners incur an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
My relative recommended that where I am buying in Harringay I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Harringay conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Harringay around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Harringay.
I acquired my home on 12 November and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Harringay advises it would be registered in a couple of weeks. Are titles in Harringay particularly slow to register?
As far as conveyancing in Harringay is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd persons or bodies. As of today roughly three quarters of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected once the new owner has moved in to the premises so an expedited registration is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
Having checked my lease I have discovered that there are only 62 years unexpired on my flat in Harringay. I now wish to get lease extension but my landlord is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to find the freeholder. In some cases a specialist would be helpful to conduct investigations and to produce an expert document which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Harringay.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Harringay conveyancing firm to assist?
in cases where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Harringay premises is 37 St. Margarets Avenue in January 2010. Following a vesting order by Edmonton County Court on 8th November 2008 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £20,543 This case related to 2 flats. The unexpired residue of the current lease was 74.75 years.